Josh Perez

Josh Perez Contact information, map and directions, contact form, opening hours, services, ratings, photos, videos and announcements from Josh Perez, Mortgage brokers, 21 Bold Street, Hamilton, ON.

Our team of mortgage professionals work solely for you, devoting themselves to helping you understand your best financial options and working tirelessly to help you secure the most suitable mortgage.

🏡 When Should You Talk to a Mortgage Broker?You don’t have to be ready to apply for a mortgage to start the conversation...
08/28/2026

🏡 When Should You Talk to a Mortgage Broker?

You don’t have to be ready to apply for a mortgage to start the conversation.

Whether you’re buying a home, renewing your mortgage, refinancing, or looking to purchase an investment property, speaking with a mortgage broker early can help you understand your options and plan ahead.

The right financing strategy can look different depending on your goals, financial situation, and where you are in your investment journey.

Every situation is different, which is why having the right conversation early can make all the difference.

đź“© Message me directly or book a call through the link in my bio to discuss your mortgage options.

—

Josh Perez
Synergy Mortgage Group

08/27/2026

Should you talk to a mortgage broker if your bank already pre-approved you? Yes, and not just because I am one.

Your bank can only offer you their products, their policy, their approval amount. That's the whole menu.

A mortgage broker works with 20 plus lenders. Different rates, different policies, different promos, different ways of looking at your file.

Your bank might approve you at one rate with one maximum. A broker might come back with an offer from another bank, credit union or mortgage company. Better rate. Higher mortgage amount. Fewer conditions. Better prepayment privileges. More flexibility if you plan to move or renovate down the road.

We don't work for the lender. We work with you, trying to find a lender that fits your criteria box.

Keep the bank pre-approval. There's no harm in having it. But get a second opinion.

If you want a second opinion or you're ready to start your pre-approval, schedule a call at the link in my bio.

08/13/2026

Everyone wants to buy the distressed building, renovate it, and force appreciation.

Great plan. But if it's your first commercial deal, the financing works differently than residential.

Conventional commercial and CMHC lenders qualify you based on what the building produces today. They don't care about the upside after renovations, and that can leave you stuck with a much bigger down payment than expected.

Bridge financing is built for this. The lender looks at your plan, your renovation budget, and what the building will be worth after. It costs more, but it keeps your capital available for the actual improvements.

If you're looking at a value add project and want to make sure the financing supports the deal, schedule a call using the link in my bio.

08/06/2026

"I've got good income but my credit score is 620. Am I screwed?"

No, you're not done. But your options will look different than someone sitting at 720.

Most big banks want to see 650 to 680 before they'll approve a clean file without restrictions. Below that, they may pass or attach conditions that aren't ideal.

But plenty of lenders work with credit in that range. They exist for this exact situation. Good income, a few credit hiccups.

As a broker, I survey all of them. We go through your credit history together, build a story and a timeline that strengthens your file, and take it to the banks, credit unions, mortgage companies, and alternative lenders. No stone left unturned.

If your credit isn't where you want it to be, don't guess. Schedule a call using the link in my bio. We'll look through the numbers together and find out which lenders are in play for you.

07/31/2026

If you're buying or refinancing an apartment building with five units or more, CMHC financing can be an amazing tool.

CMHC insures the mortgage, similar to how they insure residential mortgages when you put less than 20% down. On the commercial side, the benefits are material.

Conventional commercial financing typically maxes out around 75% loan to value. CMHC goes up to 85% on the standard program, up to 95% with MLS Select. Conventional lenders cap amortization at 25 years. CMHC will go to 40 years standard, 50 years with MLS Select. Rates can be 1 to 2% lower.

The tradeoff is processing time. Quickest case is 3 to 4 months, and when the underwriting queue jams up after policy changes, it can stretch to 5 to 8 months.

If you need a quick closing, CMHC may not be your best option for the initial purchase. There are strategies around that, like closing with a bridge lender and refinancing with CMHC right after.

If you own or are looking at apartment buildings and you've never explored the details of CMHC financing, schedule a call with me. Link in my bio.

07/24/2026

I want to buy my first rental property, but I only have 10% to put down. Is that enough?

It depends on whether you're going to live in the property or not.

If you're buying a pure rental, you need a minimum of 20% down.

There is a workaround though. Buy a property that has more than one unit, live in one unit, and rent out the other. That's classified as an owner occupied rental, or a strategy called house hacking.

It can allow you to put less than 20% down, in some cases as low as 5%. Depending on how many units there are, that may go up to 10%.

One of the smartest moves in real estate investing, and it protects your own cash flow too.

First time homebuyer with 10% saved and want to figure out what that can get you into? Schedule a call, link in my bio.

07/16/2026

$85,000 a year, $30,000 saved. Can you actually buy in Ontario right now?

You're closer than you might think. On that income you're looking at roughly $400,000 to $425,000 in purchasing power, though your debts, credit, and where rates sit will shift that number.

The $30,000 won't cover everything upfront. Closing costs run separately. Land transfer tax, legal fees, maybe an appraisal. Plan for another $5,000 to $15,000 on top of your down payment so nothing catches you off guard.

If your heart's set on downtown Toronto, the numbers get tight. But London, Windsor, Kingston, parts of Niagara all work at this budget. Condo, townhome, even a single family home are possible depending on the market.

Want to see how the numbers land for your exact situation? Book a call using the link in my bio.

07/09/2026

Walk into your bank for a commercial mortgage and you get one answer. One product, the rate they set, and if your deal doesn't fit their box, they say no and you're left figuring out what's next.

A broker works with the whole market. Banks, credit unions, private and construction lenders, bridge financing, CMHC programs. Each one underwrites differently and looks at the building's income its own way.

On residential, the best and worst rates sit fairly close together. Commercial is different. The gap between lenders can be wide, and loan to value moves depending on who you talk to. Amortizations run longer or shorter depending on the program, which affects your cash flow and whether you qualify.

Worth seeing what the market looks like before you commit to what your bank offers.
Book a call using the link in my bio.

07/02/2026

Going through a divorce and need to refinance the house in just your name? Where do you start?
This can be a stressful situation, and the mortgage piece doesn't have to be the hard part.

If you and your spouse owned the home together and you want to keep it, you need to refinance the mortgage in your name alone. That means qualifying on your own income for the remaining mortgage balance, plus whatever buyout amount you may owe.

The lender will look at your income, your credit, and what your future debts will be.

Timing matters too. Most lenders need to see the actual signed separation agreement before they'll process the refinance.

One thing people don't always realize, in some cases you can refinance more than the traditional 80% of the home's value in this situation.

If you're going through this or know somebody who is, it's worth exploring your options. Schedule a call at the link in my bio.

06/26/2026

Your parents want to hand you $50,000 toward a down payment? That money won't hurt your mortgage approval, as long as you handle it right.

Lenders see gifted down payments constantly, especially with first-time buyers. They just need a gift letter and proof the funds hit your bank account.

Timing matters too. You want that deposit landing with enough room before your closing date.

The cash has to come from immediate family. Friends can't gift you a down payment, so don't count on your buddies for this one.

And the money has to be a gift you're not paying back. The gift letter makes that clear.
Need help planning your down payment or pre-approval? Schedule a call, link in my bio.

Address

21 Bold Street
Hamilton, ON
L8P1T3

Telephone

+19059067975

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