Building the Portfolio Was the Easy Part

Ty Lacroix is a licensed real estate broker in London, Ontario, with 24 years of brokerage experience and over 50 years of personal real estate investment history. 

He works primarily with established investors who are ready to sell — whether that is one property or an entire portfolio. Occasionally, Ty will work with a serious acquisition buyer depending on timing and fit.

 Three of his past investor clients built portfolios of 4, 6, and 10 properties, respectively, under his guidance — and more than doubled their equity.

How to strategically sell your income properties in London Ontario

Just Because I Made Mistakes Doesn't Mean You Have To

I spent over 50 years acquiring, holding, and eventually selling investment real estate. I have been on your side of the table — managing tenants, watching carrying costs climb, and deciding when the math no longer works in your favour.

Today, I put that experience to work for investors who are ready to exit.

This page is written for established property owners in London, Ontario, who want their income properties sold — strategically, cleanly, and at the right price.

Occasionally, I will work with a serious acquisition buyer. Three clients I guided through the buying process went on to build portfolios of 4, 6, and 10 properties — each more than doubling their equity. If you are at that level of intent, reach out, and we will see if the timing and fit work.

The 2026 Reality Check for London Landlords

The London market has shifted significantly for property owners. While holding assets long-term is generally a sound strategy, the current economic climate is causing many veteran investors to re-evaluate their portfolios and consider strategic divestment. Here is the math we are currently navigating:

  • Restricted Revenue: The allowable rent increase in Ontario is capped at 2.5%, limiting your ability to keep pace with inflation.

  • Surging Carrying Costs: London property taxes are seeing significant hikes (recent increases averaging 7.3%), and uninsured fixed mortgage rates hovering around the 5.94% mark are squeezing margins on renewal.

  • Legislative Friction: The Landlord and Tenant Board (LTB) backlogs and evolving regulations continue to create unpredictable risks for owners.

When your carrying costs outpace your rent roll, or when the return on equity no longer justifies the management headache, it is time to execute a professional exit strategy.

losing money as an investor in London Ontario Real Estate is not pleasant

Some People Would Be Better Off Throwing Their Money In The Garbage If They Are Not Prepared Or Ready To Be a Prudent Real Estate Investor

Do Not Allow The Noise To Distract You!

Everyone Has an Opinion. Very Few Have Skin in the Game.

When you are preparing to sell an income property in London, Ontario, the advice will come from everywhere — family, friends, the bank, the internet. Some of it is well-meaning. Most of it is wrong.

Consider this: if you had a serious health concern, you would not take medical advice from someone who has never been sick. The same logic applies here. Real estate investment decisions — particularly exit decisions — require someone who has owned income property, managed tenants, absorbed losses, and navigated a sale under pressure.

The loan officer two months into the job, the financial planner steering clients toward mutual funds, the family member who once bought a condo — none of them have been where you are.

Fifty years of personal investment experience is not a credential on a wall. It is the difference between advice that sounds good and counsel that actually protects your equity.

A house shape with Canadian twenty dollar bills

Maximizing Your Equity at Exit

Putting a sign on the lawn is not a strategy. It is a hope.

Selling a tenant-occupied property or multiplex is a fundamentally different transaction than selling a vacant home. The buyer pool is smaller, the due diligence is deeper, and the numbers have to tell a compelling story before anyone writes an offer.

My job as your real estate broker starts well before the listing goes live.

 That means auditing your rent rolls, normalizing your operating expenses, calculating your Net Operating Income, and packaging the asset so that a sophisticated buyer can see the return clearly — without having to dig for it.

Investors buy math. If the math is messy, unclear, or poorly presented, buyers discount the price to compensate for their uncertainty. That discount comes directly out of your equity.

You have spent years building this asset. The last transaction should not be the one that costs you.

Planning your exit from your real estate investments

The 3 Pillars of a Fiduciary Portfolio Sale

Selling an income property in London, Ontario, is not a one-size-fits-all transaction. These are the three areas where transactions are won or lost:

1. Tenant Diplomacy: An uncooperative tenant can kill a sale before it starts. Restricted access, hostile showings, or deliberate interference have derailed sales that were otherwise correctly priced and positioned. We manage tenant communication from the outset — setting expectations, respecting their rights under the Ontario Landlord and Tenant Board (LTB), and securing their cooperation without creating conflict. A smooth showing process protects your timeline and your price.

2. Financial Packaging: Every number on your property tells a story. Gross income, vacancy rate, operating expenses, NOI — if any of it is missing, inconsistent, or poorly presented, sophisticated buyers will either walk away or heavily discount. We organize and present your financials as a clean investment prospectus so the math speaks for itself.

3. Buyer Targeting: Not every buyer is the right buyer for your asset. We determine whether your property appeals to a first-time investor seeking turnkey cash flow, an experienced portfolio builder seeking to exchange capital, or an institutional buyer — and we position and market accordingly. The wrong buyer wastes your time. The right one closes.

You Have Built the Wealth. Now Protect It.

Andrew Carnegie famously pointed out over 100 years ago that "90% of all millionaires become so through owning real estate."

You have already done the hard part. 

You acquired the asset, managed the tenants, and built the equity over time. 

Now, during the critical transition of selling, you need a disciplined strategy to protect your net worth.

Interested in Protecting or Increasing Your Net Worth?

Want Your Income Property Sold?

When selling your income property in London, Ontario, be it a house, apartment, townhouse condo, duplex, or larger, you have a choice of 2,300 + Realtors. We sell properties; we don’t just list them for sale and hope! Hope is not a strategy.

Ready to Talk Numbers?

One conversation is usually enough to know whether a strategic sale makes sense for your situation — and what it would actually net you.

A Few Words From Some of Our Investor Clients

Thank you! Ty your help has been invaluable. We are returning to Toronto tonight and really appreciate all you have done to help us.

Shabnam

Hey Ty, thanks, great work, appreciate all your time and effort, and keep us on track. We have three more to sell. I will take your advice when.

Gregory

We very much appreciate the work you have done in helping us to achieve a portfolio of ten rental properties, and in disposing of Pond Mills. We would not have known where to start were it not for having the benefit of your expertise.

I have been busy leasing xxxxxxxxxxxxx. It took six weeks to find someone decent, and I rejected seven applicants in a row, but I finally found a great candidate. All his references describe him as reliable and his landlord says he pays rent like clockwork. The lesson in leasing is not to compromise with a weak tenant and keep marketing like crazy until the right one comes along.

Best Regards,

Stephen

Dear Mr.Lacroix Thank you for helping my client’s estate dispose of the seven properties. I and the family are quite pleased with the prices we received, we now have one more property to go, which is a private residence; see the details below and thank you again.

George

Hi, Ty  Just a brief note to thank you for selling my two-income properties by Western. I know the six-bedroom was a nightmare and thanks for taking the time with the Fire Marshall, the electrician, the drywallers and getting the garbage guy out to clean up.    I thought the deal was off a few times; thanks for keeping it on track. At times I thought I would lose money on it but in fact, I did far better than expected.    I have included a little token of my appreciation for what you did for me and my family, and my father has asked me to offer you any of his various timeshares for a week. 

Let him know, it’s yours.  

Dieter

Fiona Douglas has recommended your work as Broker of Record & Owner at Envelope Real Estate Brokerage Inc.

Fiona Douglas

Dear Ty,I’ve written this recommendation of your work to share with other LinkedIn users

Details of the Recommendation: “Ty has been a pleasure to work with over the past couple of years, on a least two major projects we have had on the go. He goes above and beyond and has never disappointed us, and his calm demeanour goes a long way toward keeping us focused when dealing in our very volatile real estate market. We have no qualms about recommending Ty’s services highly, and with pleasure!”Service Category: Real Estate AgentYear first hired: 2011 (hired more than once)Top Qualities: Personable, Expert, High Integrity

Dear Ty,   I reviewed all the statements and the invoices, and everything looks clear to me; you did fantastic work; I really thank you for your effort and appreciation.   Now I am planning my booking to London Ontario, on the third or fourth week of October, please let me know which time is more suitable for you.

Thanks 

Mohammed

Ty Lacroix Broker

Ty Lacroix Broker Sutton Group Preferred Realty Inc. Brokerage

I have sat across the table from investors in London for over 50 years — first as one myself, then as the broker helping them exit cleanly. That combination is not something you find with most real estate people.

If you are ready to have a direct conversation about what your income property is worth and what a strategic sale actually looks like, I am here.

Contact Ty directly →

Thanks for reading this far; I end with three Samuel Clemens quotes:

  • “Don’t part with your illusions. When they are gone, you may still exist, but you have ceased to live.”
  • “Whenever you find yourself on the side of the majority, it is time to pause and reflect.”
  • “There are two times in a man’s life when he should not speculate: when he can’t afford it and when he can.”
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