Denise Evans

08/07/2026

🏡 Project Update: Houston Co-Living

We're excited to share that planning is underway for a co-living development in Houston, Texas.

This project reflects our continued exploration of housing models designed to meet evolving market needs, supported by experienced planners, builders, property management and operational teams.

As planning progresses, we'll be sharing project updates, construction milestones, and educational insights along the way.

If you'd like to stay informed, subscribe to our newsletter and waitlist to receive project updates as they become available.



⚖️ This post is provided for general informational purposes only and does not constitute investment, legal, or financial advice. It is not an offer to sell or a solicitation to buy securities. Any future investment opportunities, if available, will be offered only in accordance with applicable securities laws.

07/30/2026

Why I Work With an Exempt Market Dealer (And Why It Costs Me Money Worth Spending)

I willingly spend more money on every offering we bring to market.

And I believe it's money well spent.

One question I often hear is:
"Why work with an Exempt Market Dealer at all?"

My answer is simple:
Because trust deserves verification.

Working with an EMD adds cost, time, and another layer of scrutiny. But that's exactly the point.

On our developments, we choose to work with a registered Ontario-based Exempt Market Dealer, who independently reviews our materials, documentation, and compliance processes before any opportunity is made available to eligible investors.

That independent oversight matters — for three reasons.

1. The opportunity is reviewed by someone other than us.

An EMD conducts its own assessment of the project, the structure, the documentation, and the sponsor team. Investors know the information has passed through an independent registrant's process rather than simply being self-published.

2. The people behind the deal matter just as much as the deal itself.

A strong opportunity still requires an experienced team to execute it successfully. An additional layer of review creates accountability for everyone involved.

3. Investor eligibility protects the integrity of the market.

The exempt market exists for qualified investors, and eligibility requirements matter. Established verification processes help ensure those standards are maintained and understood.

Real estate investing carries risk.

Responsible capital allocation means being transparent about those risks and putting safeguards in place wherever possible.

For me, working with an Exempt Market Dealer isn't simply about compliance.

It's about doing business in a way that earns trust rather than asking people to give it freely.

I'm curious:
Do you see third-party oversight as a necessary safeguard, or simply as another cost of doing business?



If this resonates and you'd like to talk further, feel free to send me a direct message — I'm always happy to have a conversation.

This post is for educational and informational purposes only and does not constitute investment advice or an offer to sell securities. No specific offering, return figures, or investment terms are referenced. Any securities discussed generally are available only to investors who qualify under applicable Canadian securities law exemptions, following a private conversation and dealer-led suitability review.

07/04/2026

07/01/2026

Happy Canada Day! 🍁

Today, we celebrate the people and places that make Canada such a wonderful place to call home.

Wishing you and your family a safe, happy, and memorable Canada Day filled with laughter, gratitude, and time with loved ones.

Happy Canada Day, everyone! ❤️

06/24/2026

🚨Most passive investors are asking the wrong questions.

The common advice is to invest with people you know, like, and trust. But is that really enough to protect your capital?

Here’s what we talked about:

📌 Why “know, like and trust” is incomplete advice for passive investors, and what a stronger due diligence framework can include

📌 The Canadian multifamily market, where I am seeing risk, and why my current focus includes land entitlement in Ontario

📌 How StoneHaven Meadows is structured, including governance, alignment, and how the LP agreement addresses additional capital contributions

📌 The co-living model in Houston, and why the U.S. market is a different equation

📌 A relationship-driven capital raise connected to a time-sensitive $3M transaction, and what it taught me about trust, communication, and long-term relationships

For real estate investors, active or passive, this conversation may be useful as part of your own due diligence process.

Full episode: https://youtu.be/yWq3sZoUsh8?si=kBF_mt46bq4AkO5D

What is the #1 factor you look for before investing in a real estate opportunity?

👉 Interested in learning more? Use the links in my bio.

-Denise Evans



For general information and education only. This is not financial, legal, tax, or investment advice, and is not an offer or solicitation to buy or sell securities. Real estate and private market investments involve risk, including possible loss of principal, delays, illiquidity, financing risk, and approval risk. Past performance and projected returns are not guaranteed. StoneHaven Meadows is listed on the Equivesto exempt market dealer platform.

Discover the inspiring journey of an experienced multifamily real e...

05/15/2026

📌 RISK TIP: Know your supply and demand before you invest in any market.

One of the most common mistakes I see real estate investors make - active and passive alike - is investing in a market everyone else is rushing into.

Here's what happens when institutional money, individual investors, and developers all pile into the same market at the same time:

New supply outpaces demand. Landlords offer rent incentives to fill units. Vacancy rates climb. The lenders start underwriting deals with 10% vacancy - something nobody modelled 3–4 years ago. Your projected returns evaporate.

I stopped investing in the Calgary-Edmonton corridor - not because it's a bad market permanently, but because right now, supply is projected to outstrip demand. The fundamentals have shifted except in a few specific niche markets.

Instead, look for markets where:

✅ Population growth is projected but housing supply hasn't caught up
✅ Affordability pressures are pushing people out of major centres into secondary markets
✅ Local employment is stable and diversified - not dependent on a single employer
✅ The local government is supportive of new development

For us right now - that's the Toronto-Windsor corridor in Southwestern Ontario.

People can’t afford Toronto or London. They are moving into smaller, more affordable markets. The demand is real. The supply is not keeping up.

That's where we're building.

💬 What markets are you watching right now? Drop them below

📩 Want to learn about how we assess opportunities? Visit the link in my bio to get our newsletter.



Sponsor disclosure: I have a direct financial interest in StoneHaven Meadows. Educational content only - not investment advice. Accredited investors only. Private investments involve risk.

04/30/2026

I want to tell you a story. A true one.

A few years ago, I was in Belize. Beach. Sun. Completely disconnected - or so I thought.

Then my phone rang.

We had a pre-construction property closing in 10 days. We'd been working with a mortgage broker for 12 months to secure CMHC 95% MLI Select financing. The asset was strong. The numbers worked. Everything was in place.

Except it wasn't.

CMHC had quietly put a group of lenders under audit. Our broker - the one who'd been sitting on this file for a year - couldn't deliver.

10 days to closing. No mortgage.

I want to be very clear: this was not a bad deal. This was a $4M asset with solid fundamentals. What failed was the financing structure - because it depended entirely on one government-backed program that changed the rules.

Here's what happened next:
I spent two weeks with my back to the beach, on the phone, calling every lender, broker, and contact I had. We needed over $250,000 in additional bridge capital - in 72 hours - or we'd lose the deal. No time for a lender to do due diligence on the team.

Because of our reputation. Because of how we communicate with investors. Because of my husband's background in corporate banking - we got it done.

We paid dearly for that bridge capital. But we closed. We completed the deal. We returned capital to our investors.

Here's what I want you to take away:
✅ If your deal ONLY works with CMHC financing - you have a single point of failure.
✅ Government programs change. Budget for it.
✅ Reputation and relationships are real assets. Build them before you need them.
✅ The team's ability to troubleshoot a crisis is more valuable than their pitch deck.

The question isn't whether things will go sideways in real estate.

They will.

The question is: does the team have the experience, the relationships, and the discipline to get it done anyway?

💬 Have you ever had a financing fall through last minute? How did you handle it? Share below.

📩 If you're an accredited investor who wants to learn how a team that has been through the fire approaches land entitlement projects - comment “LEARN”



Sponsor disclosure: I have a direct financial interest in StoneHaven Meadows. Educational content only - not investment advice. Accredited investors only. Private investments involve risk.

04/28/2026

Did you know there are two very different types of Exempt Market Dealers? 🧐🏦

Alexander Morsink from Equivesto breaks down the difference between "Marketing EMDs" (who act like traditional brokers) and "Processing EMDs" (who focus on due diligence and compliance).

At the end of the day, it's all about transparency and avoiding conflicts of interest. Investors should feel confident that the deal stands on its own merit, not just a sales pitch! 🛡️✨



Sponsor disclosure: I have a direct financial interest in StoneHaven Meadows. Educational content only - not investment advice. Accredited investors only. Private investments involve risk. Full details at equivesto.com.

04/24/2026

𝗔 𝗺𝗲𝘀𝘀𝗮𝗴𝗲 𝗳𝗼𝗿 𝗽𝗮𝘀𝘀𝗶𝘃𝗲 𝗿𝗲𝗮𝗹 𝗲𝘀𝘁𝗮𝘁𝗲 𝗶𝗻𝘃𝗲𝘀𝘁𝗼𝗿𝘀.

Every real estate sponsor will show you projected returns.
15%. 18%. 20%.

But here’s what I do before I invest a single dollar — and what you should be doing too:

I ask them to show me what they actually returned to their last group of investors.
Not projections. Not targets. 𝗔𝗰𝘁𝘂𝗮𝗹𝘀.

And you know what happens?
Many times… the numbers don’t match.

After years in financial and asset management, public policy, and my experience evaluating deals across Canada and the U.S., my first criteria for any team is simple:

Have they done it before?
In the same asset class?
In the same market?
And what did they actually return?

If they can’t answer those questions clearly — 𝘄𝗮𝗹𝗸 𝗮𝘄𝗮𝘆.

Watch the full clip below and share this with any investor who’s ever taken projected returns at face value.

If you’re doing serious due diligence on private real estate in Canada, I’m happy to have a conversation. Comment CONNECT or visit the link in bio.



📌 𝗦𝗽𝗼𝗻𝘀𝗼𝗿 𝗗𝗶𝘀𝗰𝗹𝗼𝘀𝘂𝗿𝗲:
I have a direct financial interest in StoneHaven Meadows. This content is for educational purposes only and does not constitute investment advice. Accredited investors only. Private investments involve risk. Full details available at equivesto.com.

04/16/2026

𝗔𝘀 𝗮 𝗽𝗿𝗼𝗷𝗲𝗰𝘁 𝘀𝗽𝗼𝗻𝘀𝗼𝗿, 𝗵𝗲𝗿𝗲’𝘀 𝘄𝗵𝘆 𝘄𝗲 𝗰𝗵𝗼𝘀𝗲 𝘁𝗼 𝗴𝗼 𝘁𝗵𝗿𝗼𝘂𝗴𝗵 𝗮𝗻 𝗘𝗠𝗗 𝗲𝘃𝗲𝗻 𝘄𝗵𝗲𝗻 𝗶𝘁 𝗪𝗮𝘀𝗻’𝘁 𝗿𝗲𝗾𝘂𝗶𝗿𝗲𝗱.

"Why do you use an EMD if you don't have to?" 🤔

The answer is simple: integrity. 💎

Working with Equivesto challenges us to back up what we say with hard documentation. It protects the project, it protects me, and most importantly, it protects YOU, the investor.



Disclaimer: I have a direct financial interest in StoneHaven Meadows. Educational content only - not investment advice. Accredited investors only. Private investments involve risk. Full details at Equivesto.