Beyond Riches with Income Properties

What is Beyond Riches with Income Properties about?

Beyond Riches with Income Properties: The 90/90 Strategy is a book about income property investing: buying real estate that pays you every month, not only property you hope will rise in value. I wrote it in 2018 from what I had learned in the Toronto market, where I went on to spend 14+ years and close USD 300M in personal real estate sales between 2010 and 2024.

The book is written in plain English for people who want to build wealth through property without turning it into a second full-time job. At a high level, the book is built around five ideas:

How to think about an income property as a business, with income, costs, risks and a plan, rather than as a bet on prices.
How to decide. Setting your criteria before you start looking, so you can say yes or no with confidence.
How to execute. Moving from decision to ownership, and from ownership to a property that performs.
Why relationships matter. Lenders, lawyers, agents, contractors and tenants all shape the result, and the investor who treats them well gets the better deals.
Why the goal is beyond riches. The title is deliberate: property is a tool for building a life and a legacy, not an end in itself.

The book also includes conversations with Raymond Aaron, Bob Aaron and Faheem Bukhari, and the foreword is by Raymond Aaron, a New York Times top-10 bestselling author.

The 90/90 Strategy explained

The 90/90 Strategy is the core of the book. It gives every investment decision two clear windows:

90 days to a decision. Research the market, set your criteria, run the numbers, assemble your team and reach a firm yes or no.
90 days to execution. Make the offer, arrange financing, close, and get the property working.

The point is discipline. Most people who want to invest in income property never fail on a bad purchase. They simply never decide. A fixed window forces the decision, and a second window forces the follow-through.

Most investors don't lose money on the wrong property. They lose years on no decision.

Beyond Riches and The Deal Architect: which book is for you?

The 90/90 idea started in property and grew into everything I do. My new book applies the same discipline to much larger deals.

	Beyond Riches with Income Properties	The Deal Architect
Published	2018	Launches 26 November 2026
Focus	Income property investing	Structuring, negotiating and closing your first USD 100M deal
Core method	The 90/90 Strategy: 90 days to a decision, 90 days to execution	The same 90/90 discipline applied to large, complex deals
Best for	New and growing real estate investors	Founders, business owners and dealmakers
Where to get it	Amazon	Amazon only; register for launch day

Is it one of the best real estate investing books in Canada?

Readers will judge that for themselves, but here is what the record says. Beyond Riches became a #1 Amazon bestseller in three categories, Real Estate, Investing and Home Improvement, and has sold more than 10,000 copies. It was written by a Canadian who built his career in the Toronto market, and it was launched at the Toronto Fall Home Show in 2018.

For Canadian readers, one practical point to pair with the book: rental income has to be reported to the Canada Revenue Agency. The CRA's Guide T4036, Rental Income explains how to calculate rental income or loss and which expenses can be deducted, and rental income and expenses are reported on Form T776. Speak with a qualified accountant about your own situation.

Real estate investing books for beginners: where this one fits

If you are just starting, the value of Beyond Riches is the decision framework. Many beginner books explain what a cap rate is. Fewer tell you how to stop researching and act. The 90/90 Strategy gives you a start date, a decision date and an execution date.

If you already own property, the book is a discipline check: are your next purchases running on a plan, or on opportunity and hope?

For a wider reading list on negotiation and deals, see my guide to the best books on deal making.

Income property investing: what has changed since 2018

Markets move, rates move and rules change, so check current regulations and numbers with licensed professionals in your market before you buy. What has not changed is the principle. A property that pays for itself, bought on a clear decision and run as a business, is still the foundation the book describes.

My own work has also grown. I am now a RERA-licensed broker in Dubai through Adnan Feroz Properties L.L.C., and in 2026 I secured a USD 1B exclusive sales mandate for two Dubai towers. The habits in Beyond Riches are the same ones I use on deals of that size.

About the author

I am Adnan Feroz, a Canadian dealmaker and strategic board advisor based in Dubai. I was born in India, raised in Jeddah, built my career in Toronto and now work across the US, Canada, the UAE, India and Africa. Before writing Beyond Riches, I was Editor-in-Chief of Living in Toronto magazine, the 200-page guide to moving to Toronto. Download it free. Read more about me or see my current projects.

This book and page are for education. Nothing here is investment, legal or tax advice.

Frequently asked questions

Who wrote Beyond Riches with Income Properties?

Beyond Riches with Income Properties: The 90/90 Strategy was written by Adnan Feroz, a Canadian dealmaker who spent 14+ years in Toronto real estate and closed USD 300M in personal real estate sales between 2010 and 2024. The foreword is by Raymond Aaron, a New York Times top-10 bestselling author, and the book includes conversations with Raymond Aaron, Bob Aaron and Faheem Bukhari.

What is the 90/90 Strategy?

The 90/90 Strategy gives every investment two fixed windows: 90 days to reach a decision and 90 days to execute it. In the first window you research, set criteria, run the numbers and build your team. In the second you make the offer, arrange financing, close and get the property working. It replaces open-ended research with a deadline.

Where can I buy Beyond Riches with Income Properties?

Beyond Riches with Income Properties is available on Amazon at amazon.com/dp/B07FN7GM7H. The ISBN is 978-1-9993979-0-6. The book was published in 2018, became a #1 Amazon bestseller in three categories (Real Estate, Investing and Home Improvement) and has sold more than 10,000 copies since its launch at the Toronto Fall Home Show.

Is Beyond Riches a good real estate investing book for beginners?

Yes. It is written in plain English, and its main value for beginners is the decision framework. Instead of researching indefinitely, the 90/90 Strategy gives you a decision date and an execution date. Experienced investors use it as a discipline check on whether their next purchases are running on a plan or on opportunity and hope.

Is Beyond Riches relevant to real estate investors in Canada?

Yes. It was written by a Canadian who built his career in the Toronto market and launched at the Toronto Fall Home Show in 2018. The 90/90 Strategy is a decision method, so it applies across markets. Canadian investors should also read the CRA's Guide T4036 on rental income and get advice from a qualified accountant before buying.

How is Beyond Riches different from The Deal Architect?

Beyond Riches (2018) applies the 90/90 Strategy to income property investing. The Deal Architect, launching on Amazon on 26 November 2026, applies the same 90 days to a decision and 90 days to execution to structuring, negotiating and closing your first USD 100M deal. Real estate investors start with Beyond Riches; founders and dealmakers start with The Deal Architect.

Get Beyond Riches on Amazon

Start with the 90/90 Strategy today, then register for The Deal Architect, which takes the same method to USD 100M deals.

Buy on Amazon Register for the book launch

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Beyond Riches with Income Properties: The 90/90 Strategy