Michael Kharlab Real Estate Investor

06/16/2026

Attention, the Great Toronto Area realtors and mortgage brokers 📢

We have something that seldom hits the market.

🏘️ A 5-unit rental property in Cabbagetown will be available for sale soon.

The breakdown:

🔹 4 fully renovated, large two-bedroom units that will be tenant-ready and beautifully finished
🔹 1 brand-new laneway suite
🔹 Located in Cabbagetown, one of Toronto's most coveted heritage districts, where new construction is prohibited

That last point matters. When supply is capped, existing income-producing assets like this become irreplaceable. This truly is a one-of-a-kind opportunity.

If you have clients looking for turnkey income properties in Toronto, let's talk.

📩 DM me directly to discuss.

06/15/2026

06/15/2026

Planning a trip to Upstate New York this summer? 🌲

We'd love to host you at the Adirondack Spruce Lodge — nestled in the Lake Placid area, one of the most beautiful corners of the Adirondacks.

What you can expect:

🛏️ Newly renovated rooms
🥞 Complimentary breakfast daily
⭐ 4.8-star rating on Google (our guests don't lie)
🏔️ Steps away from hiking, lakes, and everything that makes summer in the Adirondacks unforgettable

If Lake Placid or the Adirondacks are on your summer travel list, we’d be happy to welcome you.

06/08/2026

Build To Rent (BTR) recently made the news with the proposed bill to limit the institutional ownership of homes.

Well, Berkshire Hathaway just dropped $8.5B on homebuilder Taylor Morrison.

Taylor Morrison isn’t just a traditional single-family builder. Its Yardly brand is a major player in the booming BTR space, with 5,411 units across 26 communities. Last year, Yardly landed a $3B capital injection from Kennedy Lewis to supercharge land and construction financing. Now Berkshire is betting on the entire platform at a 24% premium.

Why this matters for anyone in housing, investing, or proptech:

🔹 BTR is not a fad. Institutional money is pouring in as the for-sale market remains choked by high rates and low inventory. People want single-family lifestyles without the mortgage.

🔹 Berkshire’s long game wins again. CEO Sheryl Palmer herself said Berkshire’s multi-year horizon “is uniquely well-suited to the multi-year investment cycle of homebuilding.” In a world of quarterly earnings obsession, this is a massive competitive advantage.

🔹 Scale unlocks optionality. Taylor Morrison’s dream? Turn Yardly renters into future homeowners. With Berkshire’s balance sheet and patience, they can hold assets longer, optimize exits, and truly build a renter-to-owner pipeline.

The BTR sector is consolidating fast. And since it is treated as a multi-family, it will not be a part of a new Bill - the institutions will continue to own and operate these communities.

We at have been participating in BTR projects since 2017. It looks like this strategy will only gain momentum going forward.

06/06/2026

Despite the brief setback, Toronto real estate continues to be one of the most resilient long-term wealth-building opportunities in Canada.

The city faces one of the most persistent housing shortages in North America, and quality rental housing in established neighbourhoods is not easy to create. This is especially true in historic neighbourhoods, such as Cabbagetown, where no new construction is allowed.

That’s what makes projects like this worth paying attention to.

- 5 high-end rental units.

- Located in the upscale Toronto Cabbagetown neighbourhood.

- Renovations are already in progress.

- Projected completion in approximately 9 months.

- Eligible for registered funds: RRSP, RESP, and TFSA.

Connect capital with high-quality real estate opportunities built around real demand, strong fundamentals, and clear investor objectives.

Please contact us at [email protected] or DM me to learn more.

Disclaimer: For accredited investors only. Private investments carry risk. Targeted returns are not guaranteed, and proper diligence matters. The due diligence by Equivesto Canada Inc. remains ongoing.

06/04/2026

The smartest real estate opportunities are often hiding in small, well-located, purpose-built rental projects in supply-constrained neighbourhoods.

Toronto continues to face one of the most persistent housing shortages in North America, and quality rental housing in established neighbourhoods is not easy to create.

That’s what makes projects like this worth paying attention to.

- 7 purpose-built rental units.
- Located in the upscale Toronto Leaside neighbourhood.
- Already under construction.
- Projected completion in 9–12 months.
- Eligible for registered funds: RRSP, RESP, and TFSA.

In a city where housing supply remains painfully constrained, purpose-built rentals continue to be one of the most compelling long-term real estate themes.

Please contact us at [email protected] or DM me to learn more.

Disclaimer: For accredited investors only. Private investments carry risk. Targeted returns are not guaranteed, and proper diligence matters. The due diligence by Equivesto Canada Inc. remains ongoing.

05/22/2026

Two years ago today, one of CFP Group's partners began a new development project - the construction of a self-storage facility just South of Orlando.

As of today, we are already at 70% occupancy and have received almost 200 online reviews, almost all of which are five stars.

Will be marketing it for sale in a few months.

On behalf of the and our investors, we wanted to thank everyone involved for a great job!

05/19/2026

Smart Investors Are Tracking Flight Paths To Find the Next Housing Boom.

For years, I looked at the U-Haul data to monitor the migration of people between the states.
Most real estate investors like me obsess over population growth, job numbers, and affordability.

But Zonda Chief Economist Ali Wolf just dropped a fascinating new lens: airport traffic.
Her premise is brilliantly simple: connectivity is a direct proxy for how easily people, employers, and capital flow through a market. And where capital moves easily, housing demand follows.

The method:

Compare the metro population rank vs. the passenger enplanements rank. When an airport is significantly busier than the local population would predict, you've found a market with outsized economic connectivity and a hidden growth potential.

The biggest mismatches as of now:
🥇 Honolulu
🥈 Salt Lake City
🥉 Las Vegas

Additional cities: Denver, Raleigh, Orlando, Charlotte, Nashville

Let's analyze it deeper:

- Tourism magnets: Honolulu, Las Vegas, Orlando

Outsized air traffic driven by visitors, not residents. Housing demand here is tied to service-sector jobs, second homes, and short-term rentals. Vegas confirms the thesis: investors made up 16.8% of home purchases in Q2 2025, up nearly 4 percentage points year-over-year.

- Regional connectivity hubs: Denver, Salt Lake City

These airports serve as geographic connectors for huge swaths of the country. That infrastructure advantage doesn't vanish during a housing dip. Denver's home values have softened recently, but the city's structural connectivity gives it staying power that short-term data misses.

- Airport employment engines: Charlotte, Dallas
Charlotte's airport ranks 11th nationally, while its population sits at 21st. Dallas runs a two-airport system handling ~51 million passengers. These aren't just transportation hubs, they're massive employers and logistics centers generating high-income jobs. The result? Dallas ranked #1 nationally for institutional investor purchase volume with 65,000+ acquisitions from 2015–2025.

Wolf's key insight: "Someone might move to a place they truly enjoy, but if they cannot easily visit their grandkids or stay connected to longtime friends, that location quickly becomes less appealing."

Airport access doesn't replace traditional housing metrics; it is just another layer on top of them.

So, use this data accordingly - this is not investment advice. Do your own research.

We at are part of an upcoming project in Orlando - go to know this is one of the cities on the list.

05/13/2026

Someone just called the bottom of Toronto's condo market with a $500 million check.

Successful investors such as Warren Buffett teach us to go against the crowd: buy when nobody is buying. It is much easier said than done, especially when the media predicts the end of the condo market:

- Condo sales hit a 35-year low in Q1 2026
- Zero new condo projects launched in the GTHA, first time in decades
- 4,295 completed and unsold units sitting in inventory, double last year's figure, and five times 2024 levels
- Developers are sitting on a finished product with no buyers and no launch momentum

Montreal-based Jesta Group announced a 12-month buying spree targeting 1,000+ unsold condo units across downtown Toronto. Their opening move: a $30 million bulk purchase steps from Toronto Metropolitan University. And the goal is to deploy $500 million.

Anthony O'Brien, Jesta's Senior Managing Director, didn't mince words: Toronto's market has created a "unique window to deploy capital at scale." He's inviting developers with qualifying inventory to come directly to the table.

Enter Jesta Group with a $500M liquidity solution.

Here are my thoughts:

1. A floor is forming under condo prices

2. Developer distress has just found a buyer of last resort

3. The psychological signal matters more than the dollars

The unanswered question is the strategy. Are these becoming rentals? Condo hotel units? Fractional ownership plays? Jesta hasn't shown their cards.

Discount depth: The lack of disclosed pricing suggests discounts are steep, transparency might spook the retail market.

This is the most significant institutional vote of confidence in Toronto condos since the market turned. When sales volumes are at 35-year lows, and launches are at zero, a $500M commitment isn't speculation, it's a bet that Toronto's long-term demand fundamentals (immigration, supply constraints, urban growth) outweigh the current cycle.

We at like this move: the Toronto real estate market needed a large shake-up. Our strategy will continue to be focused on the purpose built rentals.

05/07/2026

🏨 The Ellis Building is officially becoming a hotel.

We at are excited to share a major milestone: yesterday, the City of Phoenix Council officially approved the conversion of the Ellis Building into a hotel.

This marks an important step forward in bringing new life to a unique asset. Current plans envision a 100-key, major-brand boutique collection hotel, and we look forward to sharing more details soon.

Projects like this are never done alone. We’re grateful to everyone who contributed their time, expertise, and support to help move this vision forward.

More to come, and we’re excited to see this take shape.