How to Buy Real Estate with No Money Down in Canada
- Wayne Hillier
- Jun 23
- 3 min read
By Wayne Hillier, Real Estate Investing Masters
June 23, 2025 | Edmonton, AB
For many aspiring real estate investors, the biggest obstacle isn’t fear, it’s cash. The idea of needing $50,000 or more for a down payment stops a lot of people before they even start. But what if I told you that you don’t need your own money to buy real estate?
In this article, I’m going to show you how investors across Canada are buying rental properties with little to no money out of pocket, without cutting corners or breaking the rules.
The Truth About “No Money Down”
Let’s be clear: real estate always requires capital. The trick is, it doesn’t always have to be your capital.
Buying with “no money down” simply means using creative strategies to acquire property using other people’s money (OPM), equity, or terms.
This isn’t a gimmick, it’s a toolbox. And here are the tools.
1. Joint Venture Partnerships
This is the most common no-money-down strategy I use and teach.
In a joint venture (JV), two or more people combine resources. One partner brings the capital (the down payment, closing costs, etc.), and the other brings the deal, the expertise, and handles the management.
You split the ownership and profits, usually 50/50, and you both win.
Pro tip: You need to be the expert in the deal. Learn how to analyze properties, run the numbers, and manage the investment like a pro—that’s how you attract capital partners.
2. Seller Financing (Vendor Take-Back Mortgages)
In some cases, the seller may be willing to finance all or part of the purchase. This is called a vendor take-back mortgage, or VTB.
You agree on a purchase price, and instead of you getting a mortgage from a bank, the seller lets you pay them directly in installments.
This works great on free and clear properties and with motivated sellers who want cash flow or tax deferral rather than a lump-sum sale.
3. RRSP Mortgages
Private lenders can use their RRSPs to fund your deal. If someone has savings in a self-directed RRSP account, they can lend it to you as a mortgage.
They get steady interest income in their registered account, and you get 100% of the money you need without using your own.
It’s legal, tax-sheltered, and underused.
4. Agreements for Sale (AFS)
This advanced strategy allows you to buy a property by taking over payments rather than paying a big down payment up front.
You negotiate terms with the seller where they remain on title, but you take control of the property and pay the mortgage on their behalf.
It’s a powerful tool in specific situations, like when a seller is behind on payments or just wants out.
Want to Learn How to Do This Yourself?
Book a free discovery call to see if the REI Masters Mentorship Program is the right fit for you.
We’ll walk you through the strategies, support, and step-by-step training that help Canadian investors buy real estate with confidence—even without using their own money.
Listen to Today’s Episode:
Real Estate Investing Morning Show – Hosted by Wayne & Gabby Hillier
About the Author
Wayne Hillier is one of Canada’s trusted experts in real estate investing education, specializing in Alberta’s thriving markets. Based in Edmonton, Wayne has over a decade of experience building a high-performing rental portfolio and coaching investors to achieve strong cash flow, sustainable wealth, and creative financing success. As co-founder of Real Estate Investing Masters, Wayne is a respected real estate investing coach and mentor, dedicated to helping Canadian investors confidently scale their portfolios. He is also the host of The Real Estate Investing Morning Show, Canada’s #1 daily podcast for real estate investing education.
Comments