How a Cleaning Lady Helped Me Buy a 15-Unit Apartment Building

Josh Perez • June 25, 2025

One of my favorite stories from our early real estate journey starts in the most unexpected way—with a cleaning lady.

We were just getting into commercial properties, and one of our first acquisitions was a mixed-use building in Hamilton. Several of the offices in the building had hired a cleaning lady, and I’d often see her coming in and out. She was friendly, always up for a chat, and over time we built a bit of a rapport.



One day, in passing conversation, she casually mentioned something that stopped me in my tracks.

She said, “Hey, do you know so-and-so owns that building on the corner? I think they might be open to selling.”

That corner building was one of those beautiful, heritage-style properties—the kind you assume would never hit the market. My ears perked up immediately. I asked her to stop whatever she was doing and connect me with them right away.


She did. And shortly after, we were on the phone with the property owners. Before the building ever went public, we were deep in negotiations.


Now, to be honest, we weren’t exactly ready for a deal of that size. It was a 15-unit residential property, and at the time, we didn’t have all the capital lined up. But here’s where relationships made the difference. The owners were neighbors, they trusted the referral from our cleaning lady, and they were open to working with us. We structured a VTB (vendor take-back mortgage), which gave us the flexibility to close the deal and step into an entirely new tier of real estate investing.

That deal changed our trajectory—but more importantly, it changed how I think about opportunity.


The biggest lesson I took from that experience? Relationships matter—more than we sometimes realize. The people around you—whether they’re part of your core team, a vendor, or even someone who helps keep your spaces clean—can open doors you didn’t even know existed.


Real estate is a people business. And sometimes, your next opportunity starts with a conversation in the hallway.

"Now more than ever, I realize the people and the relationships in your network are equally, if not more important, to building a team and resources and connections to get you access to different opportunities."

Josh Perez
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What You Need to Know About Mortgages and Parental Leave

By Josh Perez • July 8, 2026
If the title of this article caught your attention, chances are your family is growing. Congratulations. If you’re thinking now is the right time to move into a home that better fits your growing family—but you’re unsure how parental leave affects your ability to qualify for a mortgage—you’re in the right place. Here’s the good news. Qualifying for a mortgage while on parental leave is possible when it’s done correctly. When you work with an independent mortgage professional, lenders can often qualify you based on your return-to-work income , as long as you can provide documentation confirming you have guaranteed employment waiting for you. A word of caution If you walk into a bank branch and disclose that you’re currently on parental leave, there’s a chance the bank will only allow you to qualify using your parental leave income. That can significantly reduce your borrowing power. Parental leave income is typically limited to 55% of your previous earnings, up to a weekly maximum. Qualifying on that amount alone can restrict your options and impact the type of home you can purchase. Why lender choice matters One of the biggest advantages of working with an independent mortgage professional is choice . You’re not limited to one lender’s rules or products. Some lenders will allow you to qualify using 100% of your confirmed return-to-work income , which can make a meaningful difference in your approval amount and overall options. What you’ll need to qualify Most lenders will require an employment letter that includes: Employer name (preferably on company letterhead) Your job title Original start date (to confirm probation has been completed) Confirmed return-to-work date Guaranteed salary upon return Lenders want reassurance that your income will resume once parental leave ends. You may also be asked to provide income history from the past couple of years, which is standard for most mortgage applications. One important note Whether or not you actually return to work after parental leave is entirely your decision. From a mortgage perspective, qualification is based on having a confirmed position available to you at the time of approval. If you have questions about qualifying for a mortgage while on parental leave—or anything mortgage-related—please connect anytime. I’d be happy to walk you through your options and help you plan with confidence.
Suburban two-story house with a front porch, two-car garage, and a large tree-lined lawn.

Gifted Down Payment in Ontario? Don't Skip This Step

By Josh Perz • July 7, 2026
Using a gifted down payment to buy a home in Ontario? Learn exactly what lenders require — and the common mistakes that can delay or derail your approval.