When people think about development, they think of it as something reserved for rich, well-connected people. They envision high-rise condos, large commercial projects, or huge sub-divisions. This isn’t reality. Development can be as simple as splitting a large lot or building purpose rental homes. Most importantly, development is something the average person can work towards! What is reality is that development isn’t easy to learn - there are no courses, no books and certainly no seminars on development. The only way to learn is from someone else and most people don’t know someone who is a developer within their network - but we’re well connected at Volition! On July 17th, come listen to Jin Kim, founding partner of Golden Triangle Development and learn about his journey from a regular IT guy to building a subdivision of townhouses. Learn about his use of creative financing strategies and entrepreneurial grit to go from a regular 9-5 job to running a development and renovation company! You don't want to miss this rare opportunity to get a glimpse into the world of real estate development! ----------------------- Jin Kim is a real-estate expert and financial consultant based out of Toronto. He is the founding partner of Golden Triangle Development, where they specialize in urban transformation and infill property development. Jin has more than a decade’s worth of experience in real estate investing and mortgage funding for clients. Prior to founding Golden Triangle Development, Jin amassed a diverse portfolio of rental properties in Toronto, Chatham, and Hamilton. Jin has a Bachelor’s degree in Structural Engineering from the University of Waterloo, a fine arts degree from OCADU specializing in sculpture, and over 10 years of professional experience in architectural IT management. Jin lives in the Little Portugal neighborhood with his wife, Celine, and daughters, Eloise, and Eden.

1. LEARN TO BE
A DEVELOPER
Aaron Charles and Jin Kim
Golden Triangle Development

2. Golden
Triangle
Development
• Golden Triangle Development is a
real estate development
company.
• Focused on developing
communities through real estate,
joint ventures and strategic
partnerships.
• Golden Triangle Development
also has its sights on the Global
Real Estate Market.
• The Golden Triangle
Development Group has an
Investor-focused mandate

3. What is real
estate
development?
• High rise condos?
• Large commercial projects?
• Huge sub-divisions?
• Land development?

4. What is real
estate
development?
• Real estate development,
or property development, is
a business process, encompassing
activities that range from
the renovation and re-lease of
existing buildings to the purchase of
raw land and the sale of developed
land or parcels to others. Real estate
developers are the people and
companies who coordinate all of
these activities, converting ideas
from paper to real property. Real
estate development is different
from construction, although many
developers also manage the
construction process.

5. Real Estate
Developer
• It’s not a professional designation
• There are no schools or a associations

6. Ladders of
Development
• Renovations
• top-up
• Extension
• Underpinning
• Tear down
• Infill Development
• Custom homes/spec build
• Sub-dision/Communities
• Condos, stack townhouses, free-hold townhouses,
semis, detached
• Commercial properties
• Raw land

7. In the
beginning…
• Following textbook model: cashflow
• No cashflow in Toronto
• Rental properties in 2nd and 3rd tier
cities
• Duplex, Triplex, Four plex, mid-rise
apartments buildings, etc
• Hard reality of subpar tenants and
neglected buildings

8. In the
beginning
(cont’d)
• Real estate investing is not just about
being a buyer or a seller of properties
• Real estate is leveraged
• Real estate deal is about borrowing and
lending. It’s about structuring financing
• Became a mortgage professional to
immerse myself in the field of real
estate financing

9. V2.
Reboot
Restart
• Learning to create value. In Toronto
• Renovation & Infill development:
• Lynette
• Wincott
• Gladstone
• Mackay
• Riverdale
• Lansdowne
• Coleridge
• The big house

10. Lessons
Learned
• Patience: play the long game, create
short term wins
• Organization
• Build a team of professionals:
• Lawyers
• Investors
• Architects
• Mortgage broker
• Planners
• Realtors
• Contractors
• Accountants

11. Lessons
Learned
(cont’d)
• Planning
• Demographic
• Location
• Use / Purpose
• Financing

12. WHY
Real Estate
Development?
• Economy of Scale
• Margins
• Whole sale
• Control
• Purchase
• Development
• Build
• Sales
• Profit
• Legacy

13. Fundamentals
for Real Estate
Development
• Population growth
• Migration to Canada > Ontario > GTA >
Toronto
• Transportation
• Employment
• Health care
• Amenities
• Affordability
• Demographics
• Schools
• Safety

14. How Real
Estate
Development
Creates Value
• Real Estate:
• Density
• Assembly
• Re-zone (highest & best use)
• Site plan approval
• Permits
• Product
• Economy:
• Housing
• Property tax
• Utilities
• Employment
• Suppliers
• Wealth creation
• etc

15. Our Process
• Preliminary / Feasibility study
• Massing Study
• Assembly / Negotiation
• Offer
• Deposit
• Due Diligence
• Final Deposit
• Options:
• Flip to Builder
• Close land
• Construct

16. Opportunities
• The Queensway
• Midtown
• Downtown
• Jackson’s Point

17. The
Queensway

18. Midtown

19. Downtown

20. Jackson’s
Point

21. Jackson’s Point

22. Jackson’s Point
• OMB approved designation change:
• Low density urban residential (RI) to Low
density urban residential (R2) and Medium
density urban residential (R3) with site
specific zoning exceptions.
• The site is conditionally Draft Plan
Approved.
• The approval are to permit a residential
development consisting of semi-
detached units and townhouse units.
• Working through the planning required
for Subdivision Site Plan Approvals and
Zoning By-law approvals

26. Development
Partner
• Dream Maker Development

27. Assembly

28. Group
Economics
• Everyone can get involved
• As a group, create higher ROI
• Re-zone / Site Plan Approval /
Development
• Real Estate Investing
• Friend and Family access (part of
manufacturing process)

29. Jackson’s Point
Highlight
• $2.76M / 24 units = $115K / unit
• Upon completion of SPA
• $175K x 24 units = $4.2 M
• Lift from change of use:
• $4.2M - $2.76M = $1.44M
• Sales:
• $650K to $700K/unit