A smarter alternative to selling your property.
A Roll-In lets you transition out of active property management, coordinate your mortgage payout, and participate in a professionally managed real estate portfolio — without a conventional sale.
Your property becomes your portfolio.
Instead of selling and reinvesting the proceeds, a Roll-In allows you to contribute your property directly into the CORE Investment Fund in exchange for Limited Partnership (LP) units equal in value to your confirmed equity.
CORE is designed to facilitate payout of your existing mortgage at closing. Calnan Asset Management takes over all tenant, maintenance, and accounting responsibilities. You receive targeted quarterly distributions — without the work of being a landlord.
The transaction is intended to be structured to defer capital gains tax at closing, rather than trigger it — subject to confirmation by your own tax and legal advisors.
What changes for you
- No more tenant calls, maintenance coordination, or lease renewals
- Mortgage renewal risk is eliminated at closing
- Single income property becomes diversified portfolio exposure
- Targeted passive income replaces active management
- One conversation, one closing, one coordinated team
Seven stages. One coordinated team.
Timeline estimates are illustrative and will vary based on property complexity, document availability, and third-party schedules.
Initial Discussion
A brief, no-obligation conversation with your CREG contact. We review your property, discuss your situation, and explain what a Roll-In could look like for you specifically.
No commitment. No paperwork. Just a conversation.
Preliminary Proposal
CREG prepares a Roll-In Discussion Paper for your property — preliminary value, estimated LP unit allocation, targeted distribution, and a side-by-side comparison with a conventional sale.
All figures are preliminary, subject to formal appraisal.
Intake & Information
CREG sends a structured intake package. Documents are requested in logical stages — you are never asked for everything at once. Your CREG contact guides you through every item.
Phased collection. One point of contact throughout.
Appraisal & Review
CREG engages a certified, AACI-designated appraiser to confirm the property value and LP unit allocation. CREG orders and coordinates the appraisal — you simply provide property access.
CREG handles the appraiser. You just need to be available.
Lender Coordination
CORE coordinates mortgage payout and insurance transition directly with your lender. You sign one authorization form — CREG handles the rest.
One form to sign. CREG coordinates everything else.
Legal & Tax Structuring
CORE's legal counsel prepares the rollover documentation and LP subscription package. Your accountant confirms the tax structure. Nothing proceeds to closing without your advisor sign-off.
Your advisors are in control. No surprises at the table.
Closing & LP Issuance
Title transfers, the mortgage is discharged, and LP units are issued to you at the closing NAV. Calnan Asset Management assumes full property responsibility from this date forward.
Closing day is the last day you are a landlord.
Less management. More participation.
Exit active management, not ownership exposure
Stop handling tenants, maintenance calls, and compliance — while continuing to participate in the performance of your real estate equity through the CORE portfolio.
Mortgage renewal risk eliminated
If your mortgage is approaching renewal, a Roll-In can close before renewal is required — removing renegotiation risk and replacing it with CORE's financing structure.
Targeted passive income
CORE targets approximately 6% per annum in distributions, paid quarterly — replacing active management with a structured, passive income stream. Distributions are targeted, not guaranteed.
Single asset becomes diversified portfolio
Rather than holding one property in one market, CORE unitholders participate in a professionally managed portfolio of multifamily assets across Western Canada.
Transaction costs may be covered
Unlike a conventional sale, there is no realtor commission. Transaction costs, including the appraisal, may be covered by CORE as set out in the final documents.
Tax deferral intended at closing
The transaction is structured with the intention of deferring capital gains tax at closing rather than triggering it. Subject to confirmation by your qualified tax and legal advisors.
Organized. Transparent. No surprises.
One point of contact
Anne Alferez at CREG is your primary contact from first conversation to closing. You are never passed around or left waiting for a callback.
Phased document collection
Documents are requested in stages aligned to the transaction timeline. You are never asked for everything at once — and you always know why each item is needed.
A shared progress tracker
CREG maintains and shares a live tracker with you, your referral partner, and any other parties involved — so everyone knows exactly where the file stands.
Proactive updates
You receive updates at every milestone — appraisal ordered, legal review begins, closing date confirmed. You are always informed.
Your advisors stay involved
Your accountant and legal counsel are part of the process from legal and tax review through to closing. Nothing is finalized without their confirmation.
Most files close in 3 to 5 weeks.
Timelines are illustrative and depend on file complexity, ownership structure, and third-party availability.
Documents returned promptly, standard appraisal and legal turnaround, straightforward ownership structure.
Intake completed quickly, appraisal prioritized, legal and due diligence running in parallel. Possible with urgency — e.g. an approaching mortgage renewal.
Corporate or trust ownership, CCA review required, title issues, or a delayed lender payout statement.
Frequently Asked Questions
What is a CORE Roll-In?
A Roll-In allows you to contribute your property directly into the CORE Investment Fund in exchange for Limited Partnership (LP) units equal in value to your confirmed equity. Rather than selling, you transition from active property ownership to passive fund participation — retaining real estate exposure without the work of being a landlord.
How does a Roll-In differ from selling my property?
A traditional sale generates immediate cash and ends your real estate exposure. A Roll-In exchanges your property for fund units, maintaining real estate participation while eliminating active management. Roll-Ins are structured with the intention of deferring capital gains tax at closing — subject to confirmation by your tax and legal advisors — whereas a sale typically triggers immediate recognition.
What happens to my tenants when I Roll-In?
Existing tenancies are assumed by the fund at closing. Calnan Asset Management takes over all tenant communication, maintenance coordination, and lease management. Your tenants experience no disruption — and you are relieved of all landlord obligations from closing day forward.
Do I need to pay anything upfront?
No. There is no realtor commission in a Roll-In. Transaction costs, including the appraisal, may be covered by CORE as set out in the final documents — unlike a conventional sale where selling costs reduce your net proceeds.
What are the tax implications?
The transaction is structured with the intention of deferring capital gains tax at closing rather than triggering it, subject to applicable provisions of the Income Tax Act (Canada). This is not tax advice — every owner's situation is different. Your qualified tax and legal advisors must confirm the structure before proceeding.
How is my property valued?
CREG engages an independent, AACI-designated appraiser to confirm fair market value. This value determines your LP unit allocation. The appraisal is coordinated and typically covered by CREG — you simply provide property access.
Can I Roll-In a property held in a corporation?
Corporate or trust ownership structures add complexity and may extend the timeline. Each situation is reviewed individually. Your legal and tax advisors would need to be involved early to confirm the appropriate structuring approach.
What is a Limited Partnership unit and how are distributions paid?
An LP unit represents your proportionate ownership interest in the CORE portfolio. CORE targets approximately 6% per annum in distributions, paid quarterly, based on portfolio performance. Distributions are targeted, not guaranteed, and are subject to the terms of the partnership agreement.
Related Resources
→ CORE Investment Fund — the professionally managed platform that accepts Roll-In contributions
→ Invest with CORE — how investors participate in the fund
→ corefund.ca — dedicated CORE investor portal
→ Compare your options — refinance vs. sell vs. roll-in calculator
Ready to explore a Roll-In?
Schedule a no-obligation conversation. We will review your property, answer your questions, and prepare a preliminary Roll-In overview — at no cost and with no commitment to proceed.
Anne Alferez, VP Business Development · anne@calnan.co
This page is for general information and educational purposes only. It is not an offering document, prospectus, or binding commitment. Distributions are targeted and not guaranteed. Tax deferral is intended under applicable provisions of the Income Tax Act (Canada) and is subject to confirmation by qualified tax and legal advisors. CREG does not provide tax or legal advice. The issuance of LP units is subject to applicable Canadian securities legislation. corefund.ca · calnan.co