Shane Unruh

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Canada
Edmonton, AB
Shane Unruh

Co-Founder of XS Asset Management
(280 units, $47M+ AUM)
Scaling Up with Shane Podcast Host
Dad of 3

12/27/2023

🚨NEW VIDEO OUT NOW🚨

I just dropped a new video on my YouTube channel that I’m really excited to share with you. We take you through four different investment properties, from a $160k townhouse to a $20M, 100+ unit multifamily property.

I wanted to paint a good picture of the difference between different scales of investments and some insider tips about challenges and opportunities for each level of investment.

I hope that you find it really informative, whether you’re new to investing or looking to scale your portfolio. Give it a watch on my YouTube channel and leave a comment letting me know what you found the most helpful!

12/26/2023

Does it surprise you that interest rates only jumped 0.5% this year? We actually saw most of the interest hikes over the last two years. It’s been an interesting time for investors over the past year and a half. Cap rates haven’t moved much since 2022 despite fluctuating interest rates.

But if you’ve been in the game long enough, you know that holding property through this time will pay off in the end – especially with the biggest supply and demand imbalance we’ve ever seen in Canada.

Interested to see where things are at this time next year? Give my latest episode a listen on YouTube or wherever you stream podcasts to hear more about my predictions for 2024.

12/25/2023

Wishing everyone a Merry Christmas and Happy Holidays today from my family to yours. 🎄

12/08/2023

Great B day supper last night!

12/04/2023

Swipe to see the breakdown of international students from 2022 👉

Canada is expected to bring more overseas students into the country than ever over the next three years. With supply not nearly picking up fast enough to meet the demand, I imagine we’re going to see some extremely low vacancy rates.

Great news for multifamily investors but it will put renters in a difficult spot in terms of renting options and available units. High demand and supply that just can’t catch up means average rents may continue to rise just as quickly as we’ve seen over the past year.

11/28/2023

If health is important to you I highly recommend following he has a great new podcast I have been following him for a few years he gives a ton of information/advice for free.

11/16/2023

Let me know what you think the strongest asset class is right now. 👇

11/16/2023

New episode out now on why scaling your portfolio is a must.

When I started, I was in the same boat as many new investors – in need of capital. But once I was able to leverage the equity on the properties I had purchased, I immediately began to scale.

If you’re questioning whether you should take the next step in scaling your investments, this is it.

Check out the full episode on my YouTube or wherever you stream your podcasts!

11/09/2023

29,000 units is just a drop in the bucket when you look at the big picture. As we move into the end of the year, things are looking increasingly worrying for Canadian housing.

11/09/2023

New investor? Know your numbers. There are some expenses you’ll have to add to the seller’s numbers before you go to get financing!

11/09/2023

You’ve probably seen that I’ve taken some time off this week to spend with my family, but the podcast will be back in action next week!

Some good stuff is in the works. Stay tuned and catch up on the latest episode if you haven’t had a chance to listen. 🎧

11/07/2023

Another SMH moment brought to you by our Prime Minister………🤦‍♂️

11/06/2023

There’s a lot of different information floating around out there these days…my advice?

👉 know your market
👉 know your niche
👉 trust trends over headlines

11/04/2023

Great book, better message. I’m sure many of you have given this one a read, but if not definitely pick it up.

The biggest takeaway: focus on acquiring income-generating assets and reduce your liabilities. It’s a simple concept but something that shouldn’t be overlooked on your journey to building wealth.

11/02/2023

Teaching the kids early that investing is a path towards long-term financial security. 👌

Both Jason and I want to set our kids up for success in the long run (as does any parent) and introducing them to the intricacies of investing at a young age is one piece of the puzzle.

One of the most influential books in Jason’s career has been Rich Dad Poor Dad, and I think it’s a great read for anyone looking for somewhere to start when it comes to teaching the next generation about financial literacy.

10/31/2023

Do you believe in ghosts? Listen to this!

10/28/2023

Great time at as always!

**rs

10/22/2023

Sears went from being one of the top businesses in North America to bankruptcy in such a short period of time. Why? They couldn’t pivot. Amazon and online shopping took away a huge piece of Sears' profits coupled with increased competition with other big retailers.

Use this as a case study for your business! Don’t fall into what’s comfortable. If you aren’t chasing the future, you’re going to get left behind.

10/18/2023

Looking to acquire your first building? Here are the top 4 things we track at each of our properties:

🔵 Vacancy
🔵 Gross Revenue
🔵 Turnover
🔵 Arrears

We find that this data helps us paint a complete picture of how much revenue we’re bringing in monthly and our tenant relationships. What are the KPIs for your buildings?

10/17/2023

This number represents $130 billion in loans. No wonder we are sitting on such a big credit bubble right now.

Are you feeling the pressure?

10/14/2023

Making your first deal is never easy. My advice? Try to do it on your own. If not lean into the people you’ve built trust with already for your first deal. Whether that’s your friends, your family, or a mentor, find people in your circle don’t try to raise it from strangers.

And don’t expect your first few deals to take off without using some money of your own. If you don’t trust the deal yourself, how do you expect prospective investors to trust you?

More tips in this week's episode. Check it out 👉 https://shaneunruh.com/

10/12/2023

It’s clear that developers no longer see the same upsides to building, adding to the ever-growing stress on the housing market.

I haven’t heard a lot of good solutions to this crisis yet, I’m interested to hear what you think 👇

10/11/2023

A new episode just hit the podcast this morning. Check it out wherever you stream your podcasts! 🎧

This week’s episode is a Q&A and I lined up some of my favourite questions I've been asked by listeners and people in my circle over the past few months. Everything from the future of Alberta real estate to more personal questions like building a successful daily routine.

Let me know if you have any questions for the next Q&A down below 👇

10/07/2023

Federal interest payments have doubled over the last three years, which probably doesn’t come as a shock to most Canadians, and now we are paying the consequences.

Could this situation have been avoided if Trudeau tackled the question 3 years ago?

10/06/2023

Another clip from InvestTour 2023. I touched on why you shouldn’t be solely based on the proforma. 9/10 times, you’re not going to see a return for the first 2-3 years. There is so much that goes into maintaining a building that’s often overlooked, and with your first purchases much of this will be a learning game.

Give yourself a long, wide runway and you’re more likely to see a return.

10/06/2023

Those of you who came out to the InvestTour last week would have met my son, Kash. He tagged along to help me hand out business cards to investors.

When he comes to work with dad, if he is working he gets paid for his time and gets to choose whether he wants to invest this money or spend it on something he’s been saving for. We do this instead of doing allowances so he starts to understand how money works.

Something I continue to teach my kids is the importance of hard work and handling money. Those two skills will help them grow up to be financial smart and driven.

10/04/2023

We toured our Lakeland Estates property at this year’s .realty InvestTour and I chatted about our recent refinance on the property.

Being strategic with your debt repayment is important – in my opinion one of the most important parts of investing, yet it’s often overlooked in courses.

10/02/2023

A crackdown on VTBs and Bridge Loans is happening. Things could become difficult for investors and developers working with these loans. Have you felt the pressure of these changes? Let me know 👇

10/01/2023

So … how do we make this possible? We need to increase our labour force to increase our housing output. Right now, Canada doesn’t have the capacity to increase our output.

I’ll be interested to see the government’s plans to make this possible.

Thoughts? Let’s chat.

09/23/2023

Before jumping into purchasing a multifamily property, I highly suggest having a reserve set aside. When we started, line flushing was last on our priority list, but it’s something that has saved us money over time. There’s lots of other maintenance that you might not think to budget for initially but it is important to the upkeep of your building.

What’s something you didn’t think to budget for initially but now consider with every property?

Address

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Website

https://shaneunruh.com/

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Videos

Owning your home may not be the right move. With the cost of buying today, many people are choosing to remain renters. We talk about this and more in Episode 14 of the Scaling Up Podcast. All Episodes of the Scaling Up Podcast are available on YouTube and all other podcast streaming platforms. #realestate #canadianrealestate #multifamily #yegrealestate #yegpodcast

Canada sees unemployed workers rise nearly 20% in one year. There’s 200K more people unemployed today than there was a year ago. #unemployment #canadianeconomy #canadianinvesting #yeg #canadajobs

Looking to invest in real estate in 2024 but don’t have the time to make it happen? Send me a DM.

Leveraging your money can have a big impact on your investments. #canadianrealestate #yegrealestate #multifamily #investor #realestate

Scale matters when trying to increase the value of your property. Here are three examples of how much you would need to increase rent to increase the value of three different size properties by one million dollars.

With Interest rates projected to go down and rent on its way up, there is a lot of upside and opportunity in buying and holding real estate in the future. #yegrealestate #canadianrealestate #multifamly #realestateinvesting #canadianeconomy

You’d have to have watched the Mr. Beast videos to understand this reference 😂 But yeah… I don’t think you’re finding anything for a dollar here in Edmonton. BUT you can find great investment options for under $200k. Hit the link in my bio to watch my latest YouTube video to hear Jason's advice for fixing and flipping a townhouse in Edmonton. as well as advice for three other levels of investment properties.

Learn from my mistakes!! Once you’ve got a few properties under your belt, most investors look to scale. But I’ve said this before – don’t neglect a reserve fund. Even if you check all the boxes – inspection, market research, tax consideration – problems will still arise that you likely didn’t consider or expect ahead of time. Always make sure you have a reserve fund set aside for unexpected problems. Not looking at acquiring 100+ unit properties just yet? Take a look at the latest video on my YouTube channel for a walk-through and investment tips for properties at 4 different levels of scale.

🚨NEW VIDEO OUT NOW🚨 I just dropped a new video on my YouTube channel that I’m really excited to share with you. We take you through four different investment properties, from a $160k townhouse to a $20M, 100+ unit multifamily property. I wanted to paint a good picture of the difference between different scales of investments and some insider tips about challenges and opportunities for each level of investment. I hope that you find it really informative, whether you’re new to investing or looking to scale your portfolio. Give it a watch on my YouTube channel and leave a comment letting me know what you found the most helpful!

Does it surprise you that interest rates only jumped 0.5% this year? We actually saw most of the interest hikes over the last two years. It’s been an interesting time for investors over the past year and a half. Cap rates haven’t moved much since 2022 despite fluctuating interest rates. But if you’ve been in the game long enough, you know that holding property through this time will pay off in the end – especially with the biggest supply and demand imbalance we’ve ever seen in Canada. Interested to see where things are at this time next year? Give my latest episode a listen on YouTube or wherever you stream podcasts to hear more about my predictions for 2024.

As household debt continues to rise, it poses a real challenge, raising questions about long-term financial stability in Canada. At the same time, the constricted housing supply adds another layer to the economic equation. A scarcity of available housing options not only intensifies the real estate market but also contributes to inflated property values, making homeownership an increasingly elusive dream for many Canadians. Tighter pockets mean less spending, putting our economy in a difficult place. Only time will tell how this is really going to unfold, but I think the government is pulling at strings right now in an attempt to alleviate some of the pressure many Canadians are feeling. With average home prices 141% higher than the median household income can afford, something has to give.

The talks of an Airbnb ban or at least increased regulations and taxes across the country to make them seem less appealing. Personally, I don’t see this changing much. It may open up a few more long-term housing options in major cities, but many of the Airbnb owners I know also use their rental properties for leisure. Those owners won’t be as quick to sell these properties, and may not be willing to rent them out long term depending on the frequency they stay at them. I want to know your thoughts. Let me know what you think and whether a move like this would actually change anything. 👇

I’ve been reading lots lately on the expected rate cuts as early as April. In my opinion, they have no choice due to the number of mortgages that are coming up in the new year moving from a rate of 2% or 3% to now over 6%+. Homeowners will no longer be able to afford their mortgages, and we’re already seeing this happen, especially with variable mortgages, many of which are negatively amortizing. Banks are going to need to lower the rate to accommodate, but at the same time, that’s going to increase the price of properties. It’s all a bit messy, but really proves that our housing market is in an incredibly difficult place right now. My complete prediction for housing in Canada in 2024 is in my latest podcast episode! Let me know what your thoughts are for the coming year 👇

International migration to Canada is at an all-time high. From July 2022 to July 2023 Canada saw the highest population growth recorded since 1957. Alberta alone grew by 184,000 people in the past year, and if these numbers stay the same, Canada is on track to double its population by 2048. Canada is yet to build more homes annually than it did in the 1970s yet we’ve just seen the highest population growth nationally. Without closing the housing gap, we’re only going to struggle with high housing costs.

Everything I’ve been reading says interest rates are going down, but what do you think? Let me know in the comments your predictions for June and December of 2024 👇

Episode 21 of the Scaling Up podcast is live! This week we take a look back on the Canadian multifamily real estate market in 2023 and ahead to what’s to come in 2024. Available on YouTube and all streaming platforms. 🎧 #yegrealestate #yegpodcast #canadianrealestate #realestatepodcast #investing

You can’t miss the hard work and the time. Don’t forget that. You can be handed a step-by-step plan on how to find success in real estate, or finance, or management, but don’t expect to be successful with just the outline. Only you can put it into play and spend the time needed to turn it into something great. The real estate market has changed for many people over the course of this year, the people who have a long term mindset know that the time and energy they’re taking to pivot now will pay off in the future. That forward-focused mindset is what will bring return in the years to come.

I thought I’d share some good news today! Despite the national GDP dip, Alberta is on the rise! 🚀 Our province's GDP grew by 2.3%, business investment is up by 14%, and we welcomed 46,000 new migrants in Q2 alone. We’ve always been resilient and these stats prove that lower cost of living and business opportunities are desirable for those looking to make a move. Seems like we’re on a good trajectory!

Don’t worry about what other people think of you, no one will remember the things you did wrong 30 years from now. Check out last week’s episode of Scaling Up where I talk about going all in and taking risks to move yourself forward. Available on YouTube and all streaming platforms. #yegpodcast #yegrealestate #realestateinvesting #scalingup #realestate

I’ve said it before and I’ll say it again: Rent control DOES NOT work as intended. Rent controls only slow interest in investment and in turn the build of new properties. Controls prevent landlords from completing necessary maintenance and renovations. They push people away from the multifamily market, especially at a time when property taxes, interest rates, and utilities are so high. This bill will not work towards achieving real solutions for the housing crisis.