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Buying your first rental property is exciting—but it can also be financially risky if you're not structuring your mortgage the right way. Many new investors miss out on legally deductible expenses and tax advantages simply because they didn’t plan their financing strategy in advance.

In this newsletter, we’ll highlight the top 3 mortgage mistakes first-time investors make, share a real story of someone who learned the hard way, and show you how to build a tax-efficient real estate portfolio from day one.

Sarah, a 34-year-old nurse from Surrey, BC, saved diligently for her first investment property. She found a great deal on a duplex, made the down payment, and got approved for a low-interest mortgage.

But after her first year as a landlord, Sarah realized she could barely break even—and her accountant told her she couldn't write off most of her mortgage interest.

Why? She had used a personal line of credit and cash from a joint savings account, not structured as a dedicated investment loan.

The result? Sarah missed out on over $6,000 in deductible interest in her first year alone.

Top 3 Mortgage Mistakes New Investors Make

1. Not Structuring the Loan Properly

Using personal savings, a joint HELOC, or cash without clear documentation may disqualify you from claiming interest deductions. CRA requires that the loan be directly tied to income-generating property.

Pro Tip: Always use a separate, traceable investment loan or mortgage account when purchasing a rental.

2. Missing Out on the Smith Manoeuvre

Many Canadian homeowners don’t realize they can convert their mortgage interest into tax-deductible debt through this legal strategy—by re-borrowing equity for investments.

Pro Tip: Speak with a mortgage professional who understands the Smith Manoeuvre before refinancing or making lump-sum payments.

3. Overlooking Deductible Expenses

It’s not just interest—you can write off:

  • Property management fees

  • Repairs and maintenance

  • Utilities (if paid by the landlord)

  • Insurance and even travel costs to inspect your property

Pro Tip: Keep digital records and receipts for all property-related expenses. CRA audits for real estate are increasing.

Smart Financing = Bigger Tax Refunds

Structuring your mortgage and property purchase the right way can mean the difference between a break-even investment and a cash-flow-positive asset with generous tax deductions.

At MrTaxes.ca, our team specializes in real estate tax strategy, mortgage planning, and investor-friendly solutions designed to maximize ROI and minimize tax liability.

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The newly appointed CEO of the collapsed cryptocurrency exchange FTX, John Ray III explained to lawmakers the absence of monitoring and financial controls that he found since taking over the business a month prior when he testifies before a House committee on Tuesday.

Sam Bankman-Fried, the founder and former CEO of FTX, was noticeably absent from the hearing before the House Financial Services Committee since he was detained in the Bahamas just hours before his scheduled testimony. The U.S. authorities, which on Tuesday unveiled criminal allegations against Bankman-Fried including wire fraud and money laundering, requested the arrest.

On November 11, 2023, when the company ran out of money following the cryptocurrency equivalent of a bank run, FTX filed for bankruptcy protection. The second-largest cryptocurrency exchange went under, drawing attention from across the world and raising concerns within the sector that the damage would spread. According to estimates, FTX clients could lose billions of dollars. Ray, who seized management of FTX on November 11, 2023 informed the committee that the issues at FTX were the result of months or perhaps years’ worth of poor choices and inadequate financial controls.

“This is not something that happened overnight or in a context of a week,” he said.

The situation at FTX, according to Ray, a seasoned expert in corporate restructuring, was worse than what he discovered at Enron two decades before. One of the largest business frauds in American history was Enron. Rep. Ann Wagner, R-Mo., pressed Ray for further information and he responded, “Literally, there’s no record-keeping whatsoever,” to the audience’s laughing. FTX’s finances were managed by staff using “QuickBooks”, a programme commonly used by small and medium-sized enterprises, according to Ray.

Ray portrayed a firm behaving with little to no oversight in his prepared statements. Ray stated that the reason for FTX Group’s collapse “appears to be the absolute concentration of control in the hands of a very small group of grossly inexperienced and unsophisticated individuals who failed to implement virtually any of the systems or controls that are necessary for a company that is entrusted with other people’s money or assets.”

In interviews since FTX sought bankruptcy protection, Bankman-Fried conceded that the business lacked sufficient corporate governance and financial controls but refuted claims of fraud.

Financial observers and US prosecutors took issue with that conclusion. The swift collapse of FTX was allegedly facilitated by Bankman-Fried, who is accused of concealing its issues from the public and investors and committing a number of financial crimes and campaign financing breaches, according to an indictment that was unsealed on Tuesday. Bankman-Fried was accused by the Securities and Exchange Commission of using investor funds for personal and family real estate purchases in an unauthorized manner.

These claims were reinforced by Ray’s remarks.

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