The U.S. Real Estate Playbook for Canadians Pt 5: Finding Hidden Sellers

Apply for mentorship through the Fruitful Investing Academy at: https://investingintheus.com/applyIn Part 5 of The U.S. Real Estate Playbook for Canadians, I walk you through exactly how I find off-market deals in the U.S.—step-by-step. I show how we use PropStream (or PropWire if you want a free tool) to target motivated sellers like pre-foreclosures, failed listings, auctions, and my personal favourite—tired landlords. I break down how we filter by ownership length, equity, and property count to build high-quality lists that our cold-calling team can work through for months. Then I show how we skip-trace using free tools like TruePeopleSearch and how we consistently send out five written offers a day through DocuSign. In the U.S., real estate investing feels like operating downhill—faster, simpler, and more scalable than what’s possible in Canada with our tighter privacy laws. To back it all up, I walk through recent deals: A $95K “cat-pee” house now under contract near $237K after light renos A subject-to in Cleveland, TN with a 2.875% mortgage and a projected 37% ROI on $28K in A $16K–18K land flip in Florida A $17K same-day double close on a gravel pit in Georgia A Fort Lauderdale clean-and-list that netted $121K in profit including a forfeited $50K deposit I also dig into our risk management—buying land at 50–60 cents on the dollar and houses at 70% of ARV minus renos—and how we keep timelines short to protect against market shifts. And for the common objections: You don’t need U.S. status You don’t need tons of time You don’t need your own capital if the deal is strong We even partner with students who bring solid leads—funding and closing deals on a 60/40 split. I also cover why I avoid LLCs, how GPLP structures work, and how tax treaties protect Canadians from double taxation. If you're serious about building a U.S. investing business—or just want a few high-yield rentals—we’re helping investors go faster with training, live Q&A, and hands-on support. This playbook has already helped us close 30+ U.S. deals—and we’re just getting warmed up.---Andrew Hines is a seasoned real estate investor, business-builder, educator, and podcast host, well-recognized for his extensive experience in the field. Andrew graduated with an HBA from the Richard Ivey School of Business in 2008 and spent three years teaching introductory business at Western University as a Lecturer. He has been investing in real estate since 2011 and completing value-add projects since 2015, primarily in the luxury student rental space. Andrew started a project management company for building out new-construction townhomes in 2016 and has since built over 50 residential units throughout Southwestern Ontario. Andrew is an advocate for treating real estate investing like a business and uses his experience in his educational endeavors, coaching numerous investors on strategies to achieve financial independence and scale their portfolios effectively.

Apply for mentorship through the Fruitful Investing Academy at: https://investingintheus.com/applyIn this episode, I walk through some of our recent U.S. investing wins and lessons learned to show why sticking to clear investment metrics is so important. My rule of thumb is simple: buy land around 50¢ on the dollar and houses at about 70¢ minus renovations, which usually works out to 50–60¢ overall. One of our best examples was a cosmetic flip near Atlanta—a solid-brick home we bought for about $96,000, put roughly $50–60,000 into, staged beautifully, and sold for $239,000 within a week, earning around $60,000 profit. That one worked because we stayed disciplined, kept the finishes simple and appealing to the local market, and made sure the house felt move-in ready for most buyers.On the other hand, a rural Florida property reminded us how tricky low-volume markets can be. We bought a house on ten acres where comparable sales were scarce and the price guidance we received turned out to be overly optimistic. The property eventually sold for around $505,000—well below the range we’d expected—so while we didn’t lose money, we barely broke even. It reinforced for me how essential it is to work with proven local agents who can back their numbers with solid data.Lastly, I discussed a more complex project in Houston involving three small properties on one lot that required a lengthy re-plat and subdivision before we could sell them individually. We faced delays, unreliable contractors, and even a bad referral, but eventually turned things around—selling one unit for $110,000 and preparing the other two for around $150,000 each.The big takeaway from all of these experiences: stay conservative, verify every partner and referral, plan for multiple exits, and never deviate from your buy box. That discipline is what keeps deals profitable—or at least safe—no matter how unpredictable the market gets.E292: The U.S. Real Estate Playbook for Canadians Pt 4---Andrew Hines is a seasoned real estate investor, business-builder, educator, and podcast host, well-recognized for his extensive experience in the field. Andrew graduated with an HBA from the Richard Ivey School of Business in 2008 and spent three years teaching introductory business at Western University as a Lecturer. He has been investing in real estate since 2011 and completing value-add projects since 2015, primarily in the luxury student rental space. Andrew started a project management company for building out new-construction townhomes in 2016 and has since built over 50 residential units throughout Southwestern Ontario. Andrew is an advocate for treating real estate investing like a business and uses his experience in his educational endeavors, coaching numerous investors on strategies to achieve financial independence and scale their portfolios effectively.

Get my Free Guide: Entity Setup Playbook for Canadians in the U.S. at https://www.investingintheus.comIn today’s episode I tackle the most common myths stopping Canadians from investing in U.S. real estate, using my own journey as context. I first invested in the U.S. from 2012 to 2017, then stepped back thinking it was too complicated. But when I jumped back in out of necessity in 2021, I realized those were just myths. One big one is the idea that you need U.S. credit. You don’t—plenty of non-bank lenders work with Canadians at competitive rates if you show liquidity and use the right brokers. You can build credit over time with an ITIN, but it’s not required.Another frequent myth is that you need an E-2 visa or must relocate to invest. That isn’t true. My partner and I have flipped over 30 properties in multiple states without moving or even visiting most of them. We rely on strong local pros, modern tools, and solid systems to manage remotely. This connects to the risk myth—investing isn’t automatically riskier abroad. Risk comes from lack of knowledge, so with research, local input, and delegation, U.S. deals can be as safe, if not safer, than Canadian ones.I also push back on the idea that U.S. investing is “too complicated.” Early on, I was very hands-on with renovations and student rentals, so the thought of managing at a distance seemed overwhelming. But I changed my model: I built systems, delegated, and focused on deals with equity built in from day one. Land deals became a favorite entry point—they’re simple, liquid, and can be bought at steep discounts, sometimes for 40–50 cents on the dollar. That margin lets me hire good contractors and still maintain strong profits.Finally, I address the myth that U.S. accounting is impossible or guarantees double taxation. That’s not true if you work with cross-border tax professionals. Many Canadian accountants can file both returns, and mine simplified the process for years. To help others avoid costly mistakes, I created an entity setup playbook that investors can share with their advisors so they don’t get pushed into bad structures that lead to unnecessary tax.E192 US Miniseries Pt 30:00 – Intro & Episode Overview1:24 – Myth #1: Need U.S. Credit4:49 – Myth #2: Need E-2 Visa6:26 – Myth #3: Too Risky10:07 – Myth #4: Too Complicated14:28 – Myth #5: Must Move to U.S.16:20 – Myth #6: Only for the Rich19:40 – Myth #7: Accounting & Taxes21:00 – Recap & Playbook Mention---Andrew Hines is a seasoned real estate investor, business-builder, educator, and podcast host, well-recognized for his extensive experience in the field. Andrew graduated with an HBA from the Richard Ivey School of Business in 2008 and spent three years teaching introductory business at Western University as a Lecturer. He has been investing in real estate since 2011 and completing value-add projects since 2015, primarily in the luxury student rental space. Andrew started a project management company for building out new-construction townhomes in 2016 and has since built over 50 residential units throughout Southwestern Ontario. Andrew is an advocate for treating real estate investing like a business and uses his experience in his educational endeavors, coaching numerous investors on strategies to achieve financial independence and scale their portfolios effectively.LISTEN TO THE PODCAST:Listen on Apple Podcasts: https://podcasts.apple.com/ca/podcast/the-andrew-hines-real-estate-investing-podcast/id1453461753Listen on Spotify: https://open.spotify.com/show/2ND7vIkJhmIEEk73aCwKhEFOLLOW ON SOCIALS:Instagram: https://www.instagram.com/theandrewhinesFacebook: https://www.facebook.com/theandrewhinesTwitter: https://twitter.com/theandrewhinesLinkedIn: http://www.linkedin.com/in/theandrewhinesTikTok: https://www.tiktok.com/@therealandrewhines

Get my Free Guide: Entity Setup Playbook for Canadians in the U.S. at https://www.investingintheus.comCanadian investors keep getting wrecked in the U.S. by one avoidable mistake—and I’m seeing it over and over. I’m back on the podcast to lay it out plainly: if you use a U.S. LLC as a Canadian, the IRS treats it as flow-through, but the CRA treats it like a corporation. That mismatch can trigger double taxation and, in extreme cases, push your effective tax over 90%. I’ve had countless messages from Canadians trying to unwind this after the fact—I don’t want that to be you.There’s a second landmine: FIRPTA withholdings. If you’re classified as foreign when you sell, the IRS can hold 15% of the gross sale price—not your net—tying up your cash for a year or more. Try flipping at scale like that and you’re out of business on cash flow alone.Here’s how I structure it. I use a Limited Partnership (LP) with a U.S. corporate General Partner (GP). The LP keeps taxation flow-through so the CRA and IRS align (no double tax), and the U.S. GP helps avoid being treated as foreign for FIRPTA purposes, so withholdings hit the return properly instead of your gross sale proceeds. It’s not the only way, but it’s the cleanest, most common path I’ve seen work for Canadians.I’m grateful to everyone who stuck with the show while I was away—your messages meant a lot. If you want the step-by-step, I put everything I wish I’d known into a free Entity Setup Playbook for Canadians investing in the U.S. Grab it at investingintheus.com, take it to your accountant/lawyer, and use it to get set up right. Next episode, I’m debunking the biggest myths that keep Canadians out of the U.S. market. Stay tuned.E190 US Miniseries Pt 20:00 – Intro & Why I’m Back0:36 – The #1 Mistake Canadians Make1:52 – Why Everyone Pushes LLCs4:35 – CRA vs. IRS Mismatch Explained6:56 – How Double Taxation Happens8:09 – The FIRPTA Withholding Trap11:33 – The Structure That Actually Works12:32 – LP/GP Setup Explained15:23 – Tax Flow & Credits17:28 – Other Structures & Nuance18:47 – What’s Coming Next---Andrew Hines is a seasoned real estate investor, business-builder, educator, and podcast host, well-recognized for his extensive experience in the field. Andrew graduated with an HBA from the Richard Ivey School of Business in 2008 and spent three years teaching introductory business at Western University as a Lecturer. He has been investing in real estate since 2011 and completing value-add projects since 2015, primarily in the luxury student rental space. Andrew started a project management company for building out new-construction townhomes in 2016 and has since built over 50 residential units throughout Southwestern Ontario. Andrew is an advocate for treating real estate investing like a business and uses his experience in his educational endeavors, coaching numerous investors on strategies to achieve financial independence and scale their portfolios effectively.LISTEN TO THE PODCAST:Listen on Apple Podcasts: https://podcasts.apple.com/ca/podcast/the-andrew-hines-real-estate-investing-podcast/id1453461753Listen on Spotify: https://open.spotify.com/show/2ND7vIkJhmIEEk73aCwKhEFOLLOW ON SOCIALS:Instagram: https://www.instagram.com/theandrewhinesFacebook: https://www.facebook.com/theandrewhinesTwitter: https://twitter.com/theandrewhinesLinkedIn: http://www.linkedin.com/in/theandrewhinesTikTok: https://www.tiktok.com/@therealandrewhines

Canadian real estate investing is broken — the old playbook doesn’t work anymore. In this new mini-series, I’m back after more than a year to cut through the noise and show you exactly what’s changed, why Canada’s market is stuck, and where the real opportunities are now.This series is all about why Canadian investors are increasingly pivoting to the U.S. With shrinking margins at home, mounting regulatory challenges, and disappearing cash flow, I’ll show you how strategies like subject-to financing, double closes, and land flips south of the border create opportunities that simply don’t exist in Canada. I’m diving deep into the deals I’m doing right now — real numbers, real strategies, and real results. From subject-to transactions to off-market acquisitions, I’ll share how we’re finding properties at steep discounts — sometimes 40 to 50 cents on the dollar — and why cash flow is still alive and well in the U.S. I’ll also walk you through how to set up properly as a Canadian investor, avoid double taxation, and build a system that works even without setting foot on the properties. If you’re a Canadian investor who’s feeling stuck or frustrated, this series is for you. It’s not as complicated as it looks once you know the playbook — and I’m here to share it. So make sure you’re subscribed and stay tuned, because I’m just getting started.Disclaimer: This episode, as with every episode of this show, should NOT be considered as advice. Investment advice is NEVER given on this show. Always consult a competent investment advisor before making an investment decision.---Andrew Hines is a seasoned real estate investor, business-builder, educator, and podcast host, well-recognized for his extensive experience in the field. Andrew graduated with an HBA from the Richard Ivey School of Business in 2008 and spent three years teaching introductory business at Western University as a Lecturer. He has been investing in real estate since 2011 and completing value-add projects since 2015, primarily in the luxury student rental space. Andrew started a project management company for building out new-construction townhomes in 2016 and has since built over 50 residential units throughout Southwestern Ontario. Andrew is an advocate for treating real estate investing like a business and uses his experience in his educational endeavors, coaching numerous investors on strategies to achieve financial independence and scale their portfolios effectively.FOLLOW ON SOCIALS:Instagram: https://www.instagram.com/theandrewhinesFacebook: https://www.facebook.com/theandrewhinesTwitter: https://twitter.com/theandrewhinesLinkedIn: http://www.linkedin.com/in/theandrewhinesTikTok: https://www.tiktok.com/@therealandrewhines

In E288, Andrew announces his decision to pivot towards a new media venture, driven by the need to adapt to market conditions and redirect his focus, time, and resources into new content avenues. Reflecting on the journey that began in 2019, Andrew shares how his podcast, inspired by Gary Vee's book Crushing It, was born out of a desire to communicate his ideas, build a platform, and foster connections in the real estate world. The podcast grew rapidly, resonating with listeners who were eager to learn about real estate investing, particularly in the early days when he focused on accessible strategies like BRRRR and multifamily investments. Over time, the content evolved as Andrew's interests expanded into larger-scale developments and more complex projects. However, the podcast's momentum has shifted in recent months, with listener numbers declining since the peak in May 2023. Andrew notes a change in enthusiasm both from his audience and potential guests, leading him to reassess his priorities. While he acknowledges the immense value the podcast has provided, both in terms of personal growth and the impact on his listeners, he believes that it's time to explore new opportunities. Andrew remains excited about his future ventures, particularly in Florida, where his real estate business is thriving. He's also enthusiastic about expanding his glamping business, Grotto Getaway, and exploring new content formats on YouTube, where he plans to deliver more focused, short-form content on current events, economics, and real estate. Despite stepping back from the podcast, Andrew assures his audience that he'll remain active on social media and through his other projects. He leaves the door open to possibly returning to podcasting in the future but is committed to his new direction for now. Equity offering for our glamping site, now open to accredited investors through a Canadian Securities offering. Order my new book - Real Estate Titans : Tools, Tactics & Wisdom for Canadian Real Estate Wealth Andrew Hines Audio · E288 Why Am I Shifting Gears in My Real Estate Journey? LISTEN TO THE PODCAST Listen on Apple Podcasts: https://itunes.apple.com/ca/podcast/the-andrew-hines-real-estate-investing-podcast/id1453461753 Listen on Spotify: https://open.spotify.com/show/2ND7vIkJhmIEEk73aCwKhE FOLLOW ON SOCIALS Instagram: https://www.instagram.com/theandrewhines Facebook: https://www.facebook.com/theandrewhines Twitter: https://twitter.com/theandrewhines LinkedIn: http://www.linkedin.

In E287, Andrew interviews Ara Poladian on the show for the second time. Since we last spoke, Ara transitioned from his engineering job into contracting and has been thriving in real estate. Over the past three to four years, Ara has leveraged his structural engineering background to excel in construction project management. Initially starting with duplex conversions, Ara rapidly expanded into multifamily investments, securing lucrative projects even during challenging times like the pandemic. His strategy involves acquiring properties with significant structural issues at a discount, then applying his expertise to add value. For instance, he successfully tackled a twelve-unit building with settlement issues in Kitchener, implementing helical piles to stabilize and level the property. This hands-on approach has resulted in impressive cash flows, like $4,000 to $5,000 a month from these investments. Ara’s entrepreneurial spirit is fueled by his desire to ensure financial stability for his family. Despite the ups and downs, he emphasizes the importance of learning from every experience and staying grounded. He continues to advocate for a balanced approach to work and personal life, making time for his four children and ensuring his investments align with long-term family goals. Ara’s journey is a testament to resilience and smart investing. His story highlights the value of leveraging professional skills in real estate and maintaining a clear focus on both personal and financial growth. Tune in to learn more about Ara’s strategies, insights, and the incredible projects he’s tackling in the multifamily real estate space. Order your copy of my new book - Real Estate Titans : Tools, Tactics & Wisdom for Canadian Real Estate Wealth today. Connect with Ara Poladian: Email: [email protected] Instagram: https://www.instagram.com/poladianconstruction/ Webiste: http://www.poladianconstruction.ca/ Andrew Hines Audio · E287 How to Turn a Structural Disaster into a Cash Cow with Ara Poladian LISTEN TO THE PODCAST Listen on Apple Podcasts: https://itunes.apple.com/ca/podcast/the-andrew-hines-real-estate-investing-podcast/id1453461753 Listen on Spotify: https://open.spotify.com/show/2ND7vIkJhmIEEk73aCwKhE FOLLOW ON SOCIALS Instagram: https://www.instagram.com/theandrewhines Facebook: https://www.facebook.com/theandrewhines Twitter: https://twitter.com/theandrewhines LinkedIn: http://www.linkedin.

In E286, Andrew interviews Nic DeAngelo from Southern California. They delve into Nic's fascinating journey from starting as an unpaid intern during the Recession to becoming a successful real estate investor and founder of Saint Investment Group. Nic shares valuable insights on acquiring distressed assets and how he transitioned to managing industrial properties. Listeners will hear about the differences between the U.S. and Canadian real estate markets, particularly the stability offered by 30-year fixed-rate mortgages in the U.S. versus the shorter terms in Canada. The discussion also covers the impact of immigration on housing markets and economic forecasts, with Nick predicting higher inflation and interest rates over the next decade. Nic and Andrew discuss the importance of making strategic sacrifices early in their careers and the critical role of family values in long-term success. Nic emphasizes the importance of leveraging economic data to guide investment decisions, providing listeners with actionable advice and food for thought. Don't miss this engaging episode filled with expert advice, real estate market analysis, and personal anecdotes that will inspire and educate both new and seasoned investors. Order your copy of my new book - Real Estate Titans : Tools, Tactics & Wisdom for Canadian Real Estate Wealth today. Connect with Nic DeAngelo: Website: https://saintinvestment.com/resources/ Instagram: https://www.instagram.com/nicdeangelo/ Andrew Hines Audio · E286 How To Turn Unpaid Work into a Thriving Investment Career with Nic DeAngelo LISTEN TO THE PODCAST Listen on Apple Podcasts: https://itunes.apple.com/ca/podcast/the-andrew-hines-real-estate-investing-podcast/id1453461753 Listen on Spotify: https://open.spotify.com/show/2ND7vIkJhmIEEk73aCwKhE FOLLOW ON SOCIALS Instagram: https://www.instagram.com/theandrewhines Facebook: https://www.facebook.com/theandrewhines Twitter: https://twitter.com/theandrewhines LinkedIn: http://www.linkedin.com/in/theandrewhines TikTok: https://www.tiktok.com/@therealandrewhines

In E285, Andrew Hines and Mat Piche explore their transition from the Canadian real estate market to uncovering hidden opportunities in the US. They delve into the strategies that have allowed them to thrive in a challenging economic climate, discussing the benefits of proactive investing and the importance of a robust mindset. Listeners will gain insights into how Matt and Andrew have navigated market changes, adapted their approaches, and leveraged unique opportunities to build a successful real estate business in the US. The discussion emphasizes the significance of buying properties under market value, a key strategy that has enabled them to minimize risk and maximize returns. Andrew and Matt share their experiences with different types of properties, including land and houses, and explain why they prefer quick transactions to mitigate market volatility. They also touch on their methods for raising capital and forming effective partnerships, highlighting the power of social media and personal branding in attracting investors. For those interested in real estate investing, this episode offers valuable lessons on market adaptation, deal negotiation, and the importance of continuous learning and adaptation. Andrew and Mat's experiences provide a comprehensive guide on how to navigate the US real estate market, making it a must-listen for both new and seasoned investors looking to expand their portfolios and capitalize on hidden opportunities. Order your copy of my new book - Real Estate Titans : Tools, Tactics & Wisdom for Canadian Real Estate Wealth today. Connect with Mat Piche: Instagram: https://www.instagram.com/matpiche/ YouTube: https://www.youtube.com/@TheFruitfulInvestor Andrew Hines Audio · E285 Is This the Ultimate Strategy for Finding Hidden Real Estate Gems? with Mat Piche LISTEN TO THE PODCAST Listen on Apple Podcasts: https://itunes.apple.com/ca/podcast/the-andrew-hines-real-estate-investing-podcast/id1453461753 Listen on Spotify: https://open.spotify.com/show/2ND7vIkJhmIEEk73aCwKhE FOLLOW ON SOCIALS Instagram: https://www.instagram.com/theandrewhines Facebook: https://www.facebook.com/theandrewhines Twitter: https://twitter.com/theandrewhines LinkedIn: http://www.linkedin.com/in/theandrewhines TikTok: https://www.tiktok.com/@therealandrewhines

In E284, Andrew welcomes Mathew Frederick, a seasoned real estate investor and career entrepreneur. Mathew shares his journey, starting from his early investment in real estate during the mid-nineties, which afforded him the flexibility to explore various opportunities around the world. He emphasizes the importance of structuring deals wisely and avoiding over-leveraging. Mathew’s diversified investment portfolio spans multiple locations, including Ontario, Saskatchewan, Alberta, Ohio, Atlanta, Arizona, Florida, and Belize. Andrew and Mathew discuss the latter's initial foray into real estate, beginning with rental properties and house hacking, leading to more sophisticated investments like buy-fix-sell projects and multifamily units. They touch on the challenges of property management and the strategic shift to larger buildings for better management efficiency. Mathew also highlights his ventures in self-storage and development projects, including his innovative approach to handling challenging properties and leveraging creative financing strategies such as Vendor Take-Back (VTB) mortgages. The episode is rich with insights and practical wisdom, emphasizing the value of continuous learning and adaptation in real estate investing. Order your copy of my new book - Real Estate Titans : Tools, Tactics & Wisdom for Canadian Real Estate Wealth today. Connect with Mathew Frederick: Instagram: https://www.instagram.com/rccsol.investor/ Website: https://www.rccsol.com/ Email: [email protected] Andrew Hines Audio · E284 Innovative Real Estate Tactics You Need to Know with Mathew Frederick LISTEN TO THE PODCAST Listen on Apple Podcasts: https://itunes.apple.com/ca/podcast/the-andrew-hines-real-estate-investing-podcast/id1453461753 Listen on Spotify: https://open.spotify.com/show/2ND7vIkJhmIEEk73aCwKhE FOLLOW ON SOCIALS Instagram: https://www.instagram.com/theandrewhines Facebook: https://www.facebook.com/theandrewhines Twitter: https://twitter.com/theandrewhines LinkedIn: http://www.linkedin.com/in/theandrewhines TikTok: https://www.tiktok.com/@therealandrewhines