6% Cap Toronto 5plex – Best Deal in 20yrs (Part 2): What Almost Killed It

At our last April Meetup (https://www.meetup.com/volition/events/313622208), we broke down what we called:
👉 “The best deal we’ve seen in Toronto in 20 years”

~6% cap
~$11,000/month rent
~$2,500/month cashflow

We didn’t finish. We stopped the presentation short. And, in fact… This is where the deal started to fall apart.
👉 We didn’t even get to the part where the real decisions had to be made.

Instead of people immediately leaving after the presentation was done:
👉 they stayed
👉 they kept asking questions
👉 and the #1 question was: “When’s Part 2?”

So here it is – Dead Reckoning: Part 2
(In true Mission Impossible style…)

No clean path forward. Just decisions under pressure.

If Part 1 was identifying the problem…
Part 2 is where we had to execute.

Where we left off:

• Power of Sale (seller = lender, not owner)
• No protections (Schedule C overrides)
• Open permits with real risk
• Legally a duplex… not a 5plex
• Potential $250K HST exposure

Most investors would walk away here. But we didn’t.

In Part 2, we go into what happened next:

• Financing starts to break down
• The deal has to be restructured under pressure
• Assignment is used to keep control
• Appraisal isn’t ready… but a decision still has to be made
• The buyer is forced to consider going firm without full certainty

At multiple points, this could have:

• collapsed entirely
• failed financing at the last minute
• or left the buyer exposed to problems they couldn’t unwind

This wasn’t a clean process.
It was a series of decisions made under pressure – where getting it wrong could have cost hundreds of thousands of dollars.

And most of what mattered… wasn’t obvious.
This is the part most people never see.

We aren’t talking about the numbers. We’re talking about:
👉 The decisions
👉 The pressure
👉 The execution when things aren’t clean

We had to figure out how to move forward – without exposing the buyer to unnecessary risk.

Why this matters:
Most people don’t lose money on obvious bad deals.

They lose money when:
“Something feels off… and they don’t know how to navigate it”

The biggest risks aren’t always the ones that look scary – they’re the ones people assume are fine.
If you’re actively investing – or planning to – this is the part you need to understand.

You’ll leave with a very different lens on how to evaluate – and execute – deals like this.

Part 1 was about:
👉 Identifying risk

Part 2 is about:
👉 What to do when everything starts breaking

Bottom line:
Anyone can analyze a deal.

Very few know how to execute when it gets messy.

We didn’t get through this last time – and we’re picking up exactly where the real execution began.

👉 Come see how this actually played out – and how deals like this get done in the real world.

Note:
If you came to Part 1 – this is the continuation.
If you didn’t – you can still attend… we will be doing a short recap of Part 1.

👉 Just know: this is where the real execution begins.

Schedule:
Monday, May 25, 2026, 6:00-9:00 pm

• 6:00 pm - 6:30 pm: Check-in and Networking (remember that your network is your net worth!)
• 6:30 pm - 9:00 pm: Presentations from the Volition team

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Location:
Suite#803, 105 Gordon Baker Road, North York, ON, M2H 3P8.
(On the 8th floor of building 105, underground parking available)

If there are no tickets left on Eventbrite, you can also sign up for the event on our Meetup page:

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Matthew Lee, Founder of Volition Properties, is a thought leader and advocate. Matt is passionate about the transformative change that real estate investing offers when done correctly. Working with investors for over 15 years, Matt has helped clients build over $100M in wealth through strategic Toronto real estate investments, all the while building this Meetup Group into the largest in Toronto with over 5000+ members. Matt brings practical, tested approaches – not theory – to help you structure better deals and maximize upside.

Ming Lim, Managing Partner of Volition Properties, is a passionate educator and brings 25 years of real estate investment experience in Toronto, the GTA, and Southwestern Ontario. He loves nothing more than to teach, mentor, and advise. Ming’s background in Computer Science from the University of Waterloo and construction experience give him a unique analytical lens on investing and a practical approach to implementing investing strategies.

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