Company overview

Since 2000 I4 Property Group and its affiliates have acquired and developed more than one hundred and fifty million dollars of residential, commercial and mixed-use real estate across Alberta and British Columbia. The company currently has over one hundred and twenty million dollars of multifamily and mixed-use real estate in development. Specializing in urban infill sites, I4PG delivers full cycle real estate development with the highest degree of excellence, applying the pillars of its corporate vision to every decision – inspiration, innovation, information and investment. With more than 20 years of experience, I4PG carries out all aspects of project development including site selection, due diligence, financial analysis, acquisition, equity investment, debt financing, design, municipal approvals, consultant management, construction oversight and post occupancy service.


​Since 2000, Myron Calof has overseen the acquisition, financing, planning, development and/or sale of more than 270 million dollars of residential, commercial, and mixed-use real estate across British Columbia and Alberta. Myron practiced law in Winnipeg and Edmonton for more than a decade. In 1984 Myron was named Executive Vice-President of Triple Five Corporation where his responsibilities included financing and leasing of large commercial development’s including West Edmonton Mall and Mall of America. From 1994 to 2002 Myron was Senior Vice-President of Aquilini Investment Group where he oversaw acquisitions, financing, sales and construction. Myron founded I4PG in 2000.
Joelle Calof joined I4PG in 2008 as Director of Marketing and Sales and was named Director of Development in 2011. In 2015 Joelle became Vice-President and now oversees all project development and municipal approvals. Joelle has helped I4PG build strategic relationships with industry groups and non-profits including UDI, ULI, Habitat for Humanity, Atira Society and B.C. Housing.
Since 2010, David Lord (Westmount Consulting Ltd.) has overseen all construction for I4 Property Group in Alberta and British Columbia. With more than 35 years experience in development and construction, David’s project resume includes commercial, hospitality, and institutional projects including UBC, Georgia Hotel & Tower, Fairmont Chateaux Whistler, Waterfront Place and more.

Fuscat Leung joined I4 Property Group in 2012 and oversees all project and corporate accounting. With more than 15 years senior accounting experience, Fuscat’s handles proforma management, progress draws, construction budget reports, cash flow projections, investor reports, and accounting management for multiple projects and limited partnerships.

Investment Analysis

I4 Property Group conducts thorough and exhaustive financial analyses of each and every prospective project. Having developed comprehensive analytical tools for studying every type of development, the process allows no shortcuts. Project analysis at the very early stages of a prospective project covers the same ground as the final analysis, and I4PG regularly reviews its modelling projections during the entire cycle of a development. Every analysis is based not only on an assessment of developable areas and unit counts, but required and attainable parking, property tax forecasts, any and all consultancies that might be required for the project under study, a strategic marketing plan, up-to-date municipal and regional charges, insurance and warranty costs, financing and contingency allowances, and post completion expenses. Guided by a strong desire for accuracy, I4PG models projections for all projects by accounting for potentially compromised timelines and higher costs to account for fluctuations.

Due Diligence

I4PG has a proven record of selecting superior multifamily and mixed-use sites in urban locations that appeal to a wide demographic of buyers and renters. Whether investigating potential development sites or any other real estate investment, I4PG’s due diligence is detailed and extensive. By analyzing relevant factors such as local rents and prices, absorption and cap rates, and consulting with brokers and appraisers familiar with local market conditions as well as an array of professional consultants in virtually every relevant field, I4PG assembles a wide variety of information to use in its financial modelling. Due diligence on development sites includes early engagement of architectural, environmental, geotechnical, and other design consultants who contribute to the massing and density exercises which provide the information needed for I4PG’s comprehensive financial analysis. That analysis considers costs and timelines for site acquisition, site financing, construction, consultancies, insurance, warranty requirements, municipal costs, administration, contingencies, construction financing, equity requirements and when applicable, profit sharing.


I4 Property Group expertly navigates municipal approval processes, conducting independent land use planning research and producing comprehensive planning context documents. I4PG specializes in comprehensive development applications requiring official community plan amendments, rezonings, design and/or structural variances, parking relaxations, and heritage revitalization agreements. By maintaining relationships with municipal staff and community leaders, the I4PG executive team gives voice to the priorities of the development community in pursuit of regional and local housing objectives. I4PG is an active participant in policy discussions with several municipalities and has helped shape the conversation regarding inclusionary zoning, market rental incentives and non-market housing initiatives.


Design is the engine that fuels I4PG’s approach to development, which is based on the theory that good design is good business. Specializing in urban in-fill sites, I4PG is known for its innovative design successes, including The Studios era of I4PG’s development portfolio. This five project series exemplifies the company’s mission to bring urban design into smaller cities and helped produce the Hybrid Studio concept which has been successfully repeated in multiple cities across Alberta and B.C. I4PG partners with award-winning designers who specialize in specific building types to achieve the highest quality condominiums, townhomes, commercial units, and mixed-use spaces.


I4 Property Group directly oversees the strategic marketing and sales program of every project in its pipeline and works with high-producing sales and marketing teams to execute competitive campaigns that target specific buyer groups. A thorough market analysis in the acquisition phase of each site helps I4PG focus on development opportunities other developers cannot envision. Key to I4 Property Group’s strategic approach is the development of a strong narrative that guides every project.


I4PG’s Senior Construction Representative participates in the entire project development process, beginning with schematic design discussions. By identifying build, material, and design challenges early, the design team is able to identify cost inefficiencies, and value-engineer at the earliest possible stage of the drawings process. This high-level early oversight produces a superior set of coordinated drawings by a tightly-managed consultant team. I4 Property Group selects a general contractor early in the design phase to generate a faster cost evaluation process and reduce cost-related issues in the field.


Post-occupancy planning begins with an evaluation of the end user’s needs and requirements. I4PG selects a property management company well before the construction phase to begin post-occupancy planning including operations budgeting and strata bylaw development. I4 Property Group oversees all pre-closing inspections and move-in/key handovers, working closely with property management to ensure the inspection team is well-informed and has a detailed understanding of the building and unit functions and features. I4PG remains engaged with property management and strata governance during not less than the first two years of the building’s occupancy to ensure smooth implementation and maintenance of the building’s entire operation. This includes monitoring landscaping maintenance, bylaw enforcement, tenant safety, and all city-related correspondence regarding fees and deposits.