Free Educational Webinar
Stop buying multifamily. Start buying strip malls.
Why Canadian investors are quietly rotating out of over-leveraged apartments — and the CMHC treadmill — into triple-net retail that actually cash flows.
The Shift
The Canadian multifamily story is over.
For a decade, CMHC-insured multifamily was the answer to every question in Canada. Today, the math has changed — record supply is landing, rules keep moving, and the operators who refuse to adapt are the ones giving keys back to the bank.
Multifamily is over-leveraged.
A decade of cheap CMHC-insured debt pushed operators to stack leverage on top of leverage. When rates moved, the equity vanished. A lot of people across Canada have already lost their shirt.
Record deliveries are landing.
Canada is on pace for record purpose-built rental completions from 2025 through 2027. New supply is hitting the same submarkets at the same time — lenders are underwriting vacancy for multifamily at 5%+ right now. Concessions are back and rent growth is rolling over.
DSCR is paper thin.
DSCRs are scraping 1.05 — one vacancy or one tax reassessment away from a cash call.
CMHC keeps moving the goalposts.
MLI Select rules, premium structures, and qualification criteria keep changing. Premiums are eye-watering, the approval timeline is brutal, and what penciled at application doesn't pencil at funding.
A record generational transfer is underway.
Old owners are retiring and their kids don't want to inherit the strip malls. A record generational transfer of wealth is happening — they need to sell, and that creates the opportunity.
The math actually works.
Strip malls start at a 7% cap rate all the way up to a 9% cap rate. Triple-net retail trades at wider spreads than apartments, with longer leases, credit tenants, and none of the operational drag. The spread is the alpha.
Why Strip Malls
The asset class that actually cash flows.
Triple-Net Leases
Tenants pay taxes, insurance, and maintenance. You collect the rent — they handle the rest.
Credit Tenants
National and regional anchors with corporate-backed leases of 10, 15, even 20 years.
True Passive Income
No toilets, no tenants calling at midnight, no make-ready costs between leases.
Built-In Rent Bumps
Contractual escalators hedge inflation without re-trading the deal every twelve months.
Lower CapEx
Tenant-funded build-outs and fewer moving parts than a 50-unit residential property.
Resilient Cash Flow
Service, medical, grocery, and necessity retail are e-commerce resistant.
Who We Are
Why investors partner with R.H. Equities.
- 01Our track record — what we've built, financed, and operated across Alberta
- 02Our strategy — off-market land, commercial strip malls, and multi-family across Canada
- 03How we source off-market deals before they ever hit a broker's desk
- 04How we underwrite — cap rates, anchor tenants, and rollover risk like an institution
- 05How we structure deals so investors keep the lion's share of the upside
Your Host
Ryan Herrera
Hosted By
Built in Canada. Tested by Canada.
Founder of R.H. Equities Corp. Twelve years building, financing, and operating real estate through CMHC, conventional, and private capital stacks across Alberta. He's underwritten the multifamily trap up close — and rotated his own capital into the strip retail thesis he'll walk you through on this webinar.
Reserve Your Seat
The room is small. On purpose.
Register free and get the recording even if you can't attend live.
Important Disclaimer
This webinar and all related materials are provided for educational and informational purposes only. Nothing contained herein constitutes an offer to sell, or a solicitation of an offer to buy, any security, investment product, or interest in any fund or entity. Any such offer or solicitation will be made only by means of a confidential private placement memorandum and related subscription documents, and only to qualified investors in jurisdictions where permitted by law.
R.H. Equities Corp is not a registered investment adviser, broker-dealer, tax adviser, or legal adviser. The information presented does not constitute investment, tax, legal, or accounting advice. Past performance is not indicative of future results. All investments involve risk, including the possible loss of principal. Real estate investments are illiquid, speculative, and subject to market, economic, and operational risks.
Forward-looking statements, projections, and target returns are hypothetical, are based on assumptions that may not prove correct, and are not guarantees of future performance. You should consult with your own qualified financial, tax, and legal advisers before making any investment decision. By attending, you acknowledge and agree to the foregoing.