Property Transfer Program
Stop managing.
Start owning better.
Own multifamily property in Western Canada? Transfer it to CORE in exchange for fund units — and transition from landlord to passive fund participant without a conventional sale.
Initial conversations are confidential and non-binding.
The Reality of Direct Ownership
You built equity. Now it runs your life.
The building has done its job. It's appreciated, it cash flows — but it also demands constant attention. Most owners don't want out of real estate. They want out of the work.
The management burden
Tenant issues, maintenance coordination, vacancy, rent collection — it doesn't stop.
Concentration risk
Everything in one building, one market, one tenant base.
The tax problem
A sale triggers capital gains. Years of appreciation, taxed at once.
The reinvestment problem
Cash from a sale needs to go somewhere. Finding quality real estate takes time and expertise.
The estate problem
A single property is hard to divide. Fund units aren't.
What You Gain
Why owners choose the roll-in.
No More Tenant Calls
Hand off day-to-day management entirely. No maintenance requests, no vacancy stress, no 11pm emergencies.
Stay in Real Estate
You don't sell — you transform. Your equity continues working in a professionally managed real estate portfolio.
Instant Diversification
Instead of 100% exposure to one building in one market, you own a proportional stake in a growing multi-asset portfolio across Western Canada.
Potential Tax Deferral
Depending on structure, a roll-in can defer the capital gains event that a conventional sale would trigger. Independent tax counsel required.
Simplified Estate Planning
Fund units are significantly easier to transfer, gift, or divide among beneficiaries than a physical property with tenants.
Direct Access to Decision-Makers
CORE is managed by Calnan Asset Management. You deal directly with leadership — not a layer of intermediaries.
What We're Looking For
Not every property qualifies. Here's what does.
Assets are selected on location fundamentals, building condition, and long-term portfolio fit. If yours doesn't qualify, we'll tell you early — an initial conversation costs nothing.
Asset class
Multifamily residential — apartments, suites, row housing. Minimum 5 units preferred.
Geography
Western Canada — Alberta and British Columbia primary. Saskatchewan selectively.
Condition
Properties in rentable condition. We factor capital requirements into our valuation; we're not looking for turnkeys only.
Title & encumbrances
Clear or manageable title. Existing financing can often be assumed or discharged at closing.
Owner motivation
Owners who want a clean exit from management while retaining real estate exposure. Not motivated sellers looking for a quick cash-out.
The Process
From first conversation to closing.
A typical roll-in takes 30–90 days from initial conversation to close, depending on property complexity.
01
Initial Conversation
Tell us about your property — location, unit count, rough value. This takes 20 minutes and is completely confidential. No commitment required.
02
Preliminary Assessment
We review the property against CORE's underwriting criteria and provide a non-binding indication of interest and preliminary valuation range.
03
Formal Due Diligence
If both parties want to proceed, we conduct formal due diligence — title review, physical inspection, financials. Typically 2–4 weeks.
04
Agreed Valuation & Term Sheet
We agree on the property value and unit exchange terms. You receive a formal term sheet outlining the number of units issued and all key conditions.
05
Legal Documentation
Your lawyer and ours prepare the contribution agreement and related documents. CORE will not ask you to skip independent legal advice — it's required.
06
Closing
Your property transfers to the fund; you receive CORE units. You're now a fund participant — diversified, passive, and out of the management business.
Run the Numbers
See what a roll-in might look like for your property.
Free tools from Calnan Real Estate Group — model your equity, project unit count, and compare sell vs. roll-in side by side. For illustrative purposes only; not investment or tax advice.
Detailed step-by-step Roll-In process guide → calnan.co/roll-insWhat the calculator covers
Tools provided by Calnan Real Estate Group. Results are estimates only.
Common Questions
Roll-in FAQ.
Do I get cash or units?
You receive CORE fund units at closing, not cash. Each unit represents proportional ownership in the overall portfolio. This is the core distinction between a property transfer and a conventional sale.
What determines how many units I receive?
The number of units is based on the agreed property value divided by the current NAV per unit at closing. The valuation is negotiated through a formal process and may involve independent appraisal.
What about my existing mortgage?
Existing financing on the property is dealt with as part of the closing process. Depending on the lender, it may be assumed by the fund, discharged, or structured differently. This is addressed in due diligence.
Are there tax benefits to a roll-in?
Potentially. Certain property transfer structures can be arranged to defer the immediate capital gains recognition that a conventional sale would trigger. The specifics depend heavily on your situation and applicable tax rules. CORE does not provide tax advice — independent tax counsel is required before proceeding.
Can I roll in a property with existing tenants?
Yes. Properties with existing tenants are generally preferred — occupancy supports the valuation. Tenancies continue under the fund's management post-closing.
What if my property doesn't qualify?
Not every property will meet CORE's criteria — and we'll tell you that early, honestly, so you're not left waiting. If your property isn't a fit, an initial conversation still costs you nothing.
Is this the same as selling?
No. You are transferring your property to the fund in exchange for ownership units — not selling for cash. You remain exposed to real estate through the fund, and depending on structure, you may not trigger an immediate disposition for tax purposes.
Important
CORE does not provide tax, legal, or financial advice. Any reference to potential tax deferral or tax benefits is general in nature and is not a representation that any particular tax outcome will be achieved. All participants are required to obtain independent advice from qualified tax and legal counsel before proceeding with a roll-in transaction. The structure of each transaction is unique and outcomes will vary.
Ready to Talk?
Let's have a confidential conversation about your property.
No commitment. No pitch. Just an honest conversation about whether CORE is the right fit for your situation.