Investment Analyzer Skill

Give data-driven investment conclusions. Always end with ✅ BUY / ⚠️ INVESTIGATE / ❌ PASS.

Resource Locations

• Personal profile: references/profile.md — income, tax rate, LOC
• Current portfolio: references/portfolio.md — existing ETF + properties
• Decision criteria: references/criteria.md — thresholds and methodology
• Scripts: scripts/

Standard Workflows

1. Analyze a Rental Property

• Trigger: User shares a listing (address, price, estimated rent) or asks "should I buy X property"
• Process:

1. Collect: purchase price, estimated monthly rent, property taxes, address.
2. Run scripts/analyze_property.py with the inputs.
3. Calculate: mortgage payment (20% down, current rate), cash flow, CoC, Cap Rate, GRM.
4. Factor in Quebec welcome tax, maintenance reserve, vacancy, insurance.
5. Compare result against thresholds in references/criteria.md.
6. Present full breakdown + conclusion.

2. Analyze an ETF

• Trigger: User asks "is XEQT worth buying", "analyze VFV", or names a ticker
• Process:

1. Run scripts/analyze_etf.py to fetch MER, returns, top holdings.
2. Calculate overlap with current TEC.TO holdings.
3. Compare historical return vs thresholds in references/criteria.md.
4. Assess whether it improves portfolio diversification.
5. Present full breakdown + conclusion.

3. ETF vs Real Estate — Where to Put the Money

• Trigger: "should I invest in ETF or property", "where should I put $X", "compare ETF vs real estate"
• Process:

1. Clarify available capital (if not stated).
2. Run scripts/compare_allocation.py with the capital amount.
3. Model both scenarios over the investment horizon using same capital base.
4. Apply after-tax adjustments (marginal rate ~46%, capital gains 50% inclusion).
5. State leverage effect explicitly.
6. Present side-by-side comparison + conclusion.

4. Daily Property Scan

• Trigger: "scan for properties", "帮我找投资房", "daily scan", "Centris scan"
• Process:

1. Run scripts/scan_properties.py --city sherbrooke --min-price 280000 --max-price 550000.
2. Surface only ✅ BUY or ⚠️ INVESTIGATE listings with address, price, units, cash flow, cap rate, CoC, URL.
3. If Centris scraping fails, paste listing details manually and use analyze_property.py.

5. DCA Advisor — How Much to Invest Each Paycheck

• Trigger: "how much should I invest", "定投比例", "工资投多少", "DCA advice"
• Process:

1. Run scripts/dca_advisor.py with current emergency fund, TFSA/RRSP room, LOC balance.
2. Priority: Emergency fund → TFSA (HXQ) → RRSP (HXQ) → LOC paydown → Down payment reserve → HXQ taxable.
3. Report exact dollar split per bucket and any flags.

Output Format

Each analysis must include: Key Metrics table, 2-3 sentence summary, and final verdict ✅ BUY / ⚠️ INVESTIGATE / ❌ PASS with one-line reason.