Buying a family member’s home below market value using gifted equity.
A buyer purchasing a family home below market value while carrying personal debt. We reframed the transaction as a gifted equity mortgage, used the equity to pay off the outstanding debt, and kept the family transfer clean.
Restructuring a mortgage during divorce settlement.
A client going through a divorce was told they needed a twenty percent down payment to buy out their former partner. We requalified them under an insured mortgage program designed specifically for separation and divorce. They kept the family home, settled the debt, and kept their kids in their school.
Buying the building the business already operates from.
A business owner trying to buy the commercial property their company operated out of. Weeks of stalled conversations at their business bank produced nothing. We structured the commercial mortgage file properly, brought it to the right lenders, and closed it on time.
Refinancing a six-unit property with residential financing.
A six unit rental property held in the borrower’s personal name that every lender was treating as a commercial file. We placed it with a lender that writes six unit properties as residential mortgages, resulting in significantly better pricing and a qualification structure that worked with the borrower’s full financial picture.
Qualifying a mortgage when personal income does not reflect actual earnings.
An incorporated business owner with strong corporate cash flow but modest
personal declared income. An alternative-lender placement structured as a stepping
stone, with a planned move to conventional pricing later.
Restructuring income to qualify for a secondary property.
A self-employed plumber whose income had been optimized for tax efficiency in a way that read as unstable to lenders. We made targeted adjustments before year end to qualify cleanly, and built a forward plan to support future borrowing.
Finishing a self-funded build without a construction loan.
A homeowner building his own primary residence ran short partway through. The
conventional answer was an expensive private construction mortgage. The actual
answer was financing the land itself.
Bringing parents into the conversation as co-signers.
A couple with strong career trajectories but income below their target neighbourhood. We structured a co-signer arrangement with a clear timeline for removal. They bought the home they wanted and the co-signers were off the mortgage within a year.
Building income into the property to qualify for the neighbourhood.
A buyer with a fixed income trying to enter a neighbourhood above their qualifying
range. Solved through a Purchase Plus Improvements structure that added an
income suite.
Finding the house that fits the budget, not just the qualification.
A first-time buyer couple pre-approved at $750k by another broker, with a baby on
the way and a critical gap between qualification and actual cash flow.