Over the last few years, there's been growing concern around institutional buyers (namely "Wall Street") buying up too many single-family houses and then renting them out.
But as we spoke about last year , the number of homes owned in this way is actually quite small. The vast majority of homes are owner occupied. And the second largest share of owners is what you might call "small landlords." That is, people who own somewhere between 1-9 homes.
So if the specific concern is that people are out there buying houses and then renting them out, the more fruitful target would be these small landlords. But nobody seems too fussed by them, which leads me to believe that this is an instance of symbolic politics theory . In other words, it's the association with the big bad Wall Street that people don't like.
Whatever the reason, here's the data on the largest single-family house buyers in the US last year (2024) via SFR Analytics :
Here are the metro areas where they transacted:
And here's this same data in heat map form:
The largest buyer was Opendoor, which is a so-called iBuyer. We've spoken about this company a lot on this blog. They don't actually want to hold any of the homes they buy. Instead, they buy, renovate, and then resell as quickly as possible.
The second largest was New Western. They are a wholesaler or "double-close buyer." These buyers want to own for an even shorter period of time and sometimes never actually own the home; instead they just assign their contract. What they're trying to do is buy at a discount and then immediately turn around and sell for a profit.
Note: SFR Analytics believes that New Western's count might be meaningfully understated in the above data. The company uses lots of different LLCs and acquisition strategies and so it's hard to aggregate the data. Assigning a contract also doesn't show up in any county records, so it's kind of impossible to track these. It's just like assigning a pre-construction condominium agreement.
Even still, what this data suggests is that single-family rental funds aren't as dominant as some might think. The overall counts for all of the largest buyers also remain relatively small. Last year, over 4 million existing homes (including condominiums and co-ops) were bought and sold in the US. And this was a nearly 30-year low.
Back when Elon Musk was running Tesla, he was known for saying that LiDAR technology (basically laser beams that measure distances) was not needed to create full self-driving cars. And that's why their cars instead use a bunch of cameras to monitor the outside world.
Now, I'm not an engineer, but this never made much sense to me. Cameras can only see so far and they certainly can't see at night. So wouldn't laser sensing technology that can see 250-500 meters out — including at night — be greatly preferable when it comes to human safety, even if it costs more?
I'm reminded of what I said to my eye doctor before getting laser eye surgery many years ago: "This is not a transaction where I'm looking to be price sensitive. Get me the absolute best." And that's exactly how I feel when it comes to self-driving cars. I don't care if cameras are pretty good most of the time; I would prefer to have the best.
So which is the best? Damned if I know, but here's an interesting and also hilarious video by YouTuber and engineer Mark Rober where he compares the two technologies: cameras (i.e. Tesla) vs. LiDAR. I won't spoil it for all of you, but his last test is the "Wile E. Coyote test" and it's awesome.
At the time of writing this post, the video already has more than 11 million views and it seems to have been incredibly helpful to Luminar's stock price :
But now the internet is filled with speculation that he deliberately used the video to mislead people regarding Tesla's Full Self Driving capabilities and maybe even to pump's Luminar stock. (Full disclosure: I own a few shares, but this post is in no way any sort of investment advice.) I don't know if this is true or not. But I do think that the cars of the future will all come equipped with LiDAR.
The silver lining to the US starting a trade war with Canada and regularly threatening annexation is that it has forced this country out of complacency. Indeed, I'm hard pressed to think of a time, at least in my lifetime, when patriotism and nationalism has united so much of Canada.
According to a recent survey by Angus Reid , the percentage of Canadians expressing a "deep emotional attachment" to the country jumped from 49% in December 2024 to 59% in February 2025. And as further evidence of just how unifying this moment in time is, the province with the biggest increase in attachment to country was Québec.
What it means to be a Canadian is sometimes lazily defined according to who or what we are not . But this precarious moment in time is seemingly reminding us who we are . Of course, it also begs the questions: Where do we want to go from here? And do we have the leadership to take us there?
Let's start by looking at some, but of course not all, of the things that we have going for us as a country:
Second-largest country in the world by land mass.
World's longest coastline, with access to both the Pacific and Atlantic Oceans, and increasingly the Arctic Ocean.
Third-largest proven oil reserves in the world (estimated at close to 300 billion barrels), behind Saudi Arabia.
World's largest producer and exporter of potash (which is a key component in fertilizers).
Energy independent and broadly rich in resources (see below diagram).
A fifth of the planet's surface freshwater.
Bilingual country — a quarter of the country reported using French at work in 2011 and, as of 2010, Canada had the 5th largest population of Francophones in the world (behind Morocco).
Multi-cultural country — over 20% of Canadians are foreign-born.
Robust immigration system that attracts top talent from around the world.
Highly-educated workforce with some of the world's best universities — over 60% of Canadian adults have a post-secondary education which is one of the highest rates globally.
Average life expectancy of 82.3 years (2023 data), which is about 5 years higher than that of the US.
Leader in AI, quantum computing, green tech, and space robotics — Canada produces more AI research papers per capita than almost any other country and the Stanford AI Index (2023) ranked Canada 4th behind only the US, China, and the UK.
Worse, we are lagging behind our G7 peers in GDP growth, we are plagued by declining productivity levels , we are not investing enough in new business creation and entrepreneurship, and we have one of the worst affordable housing shortages in the developed world, among other things. We have been complacent for far too long, and a big part of this is because we have, or at least had, the world's largest economy next door demanding our goods.
As of 2024, 61% of all imported oil to the US came from Canada . And US refineries are specifically setup to refine our crude and viscous varietal. This is good for them. They buy our goopy oil at a discount, refine it, and then sell it for a profit. But now the US is clearly saying there's nothing they need or want from Canada. They've also demonstrated through their actions that, under the current administration, they can no longer be trusted as an ally and trading partner. So it behooves us to evolve. It behooves us to take matters into our own hands.
Here are some ideas:
Firstly, Canada should become a republic. For me, this is less about the monarchy being outdated (though it is) and more about the fact that a sovereign superpower like Canada should have its own head of state, and not a foreign King.
Canada needs to increase defense spending and exert much stronger sovereignty over its Arctic lands. For fiscal year 2024-2025, defense spending is projected to reach 1.37% of GDP. This obviously falls short of NATO's 2% target.
Remove red tape and unleash the Canadian economy. Last year, Canada exported more to the US than between its own provinces and territories. Huh? By some estimates , our economy could grow by up to $5,100 per capita simply by eliminating internal trade barriers.
Barriers also need to be removed from the delivery of new housing. Canadians have been over-indexing on housing because of eroding affordability. Our current market environment is an ideal time for market reforms. Here's just one recent post that offers a few concrete suggestions for how to do this.
Grow the Canadian population to 100 million people by 2100. Obviously there are two main ways to do this: We can help Canadians have more babies (more affordable housing certainly assists with this) and we can continue to attract the smartest and most ambitious people from around the world. As of 2022, Canada's fertility rate sat at 1.33, which is below the OECD average of 1.5 births per woman. (The above population target is the focus of a charitable organization called the " Century Initiative .")
Create a sovereign wealth fund akin to what Norway did . Today, Norway has the largest sovereign wealth fund in the world (based on assets under management) and it translates to over US$325,000 per Norwegian citizen and one of the highest GDPs per capita on the planet. Canada also has abundant natural resources as we know. The revenues generated from these resources should (1) accrue to the Canadian population and future generations and (2) steer the global economy toward a more sustainable future.
Invest heavily in new infrastructure. This includes everything from high-speed rail to oil pipelines. In 2020, Canada exported 82% of the crude oil it produced , with most of it going to the US via pipeline from western provinces. If the US no longer wants this, then we ought to find some new customers.
At the same time, we cannot let our abundant natural resources become a curse (see " the paradox of plenty "). We need to be a leader in the new economy. As I've written about before, I find it shocking, for example, that Canada is not stepping up more when it comes to new technologies like crypto. Vitalik Buterin, who is one of the founders of Ethereum and its most prominent figurehead, grew up in Toronto. He went to the University of Waterloo. We should be leveraging this homegrown talent to become a capital of crypto . And this is just one specific example.
Do everything we can to spur more innovation, more risk-taking, and more private investment. It's one thing to have great Universities that publish a lot of research, but ultimately we need to turn this into thriving companies that employ Canadians and generate wealth for Canadians. Here's a post I published in 2023 called, "Canada has an existential productivity problem."
This is obviously not a comprehensive list of all the things that Canada should be doing as a country. And invariably, some or many of you will disagree with some or most of what I have put forward here. But hopefully we can all agree that now, more than ever, we need a strong Canada. We need to start thinking of ourselves as an emerging global superpower.
