How I Locked Up a $4M Building by Saying (Almost) Nothing

Josh Perez • May 26, 2025

People sometimes ask me how I managed to buy a 23-unit building for $4 million — especially when they hear that I “didn’t say anything” to close the deal. While that might be a bit of an exaggeration, it’s not entirely wrong. What sealed that deal wasn’t a flashy pitch or aggressive negotiating — it was listening.


Here’s what actually happened.


We had been in negotiations for a while. The seller was very particular about who he wanted to sell to — and rightfully so. He wasn’t looking for a buyer who was going to swoop in, pay tenants for cash-for-keys, and force everyone out. This wasn’t just a numbers game for him. It was personal.


In fact, the selling realtor told us directly that there were higher offers on the table — offers that were rejected because they didn’t align with the seller’s values. He wasn’t just looking for top dollar. He was looking for the right kind of buyer.

Eventually, we managed to get on a call directly with the seller — just him and us. No middleman. No pressure. He started talking. And talking.


And I’ll be honest — for the first 20 or 25 minutes, it felt like a dead end. He went over everything he didn’t want, what had gone wrong with other offers, and how he was feeling uncertain. I remember zoning out for a second and thinking, This deal is dead. This isn’t happening.

But then something changed.

“Near the end of the call, he casually mentioned he’d be open to a vendor take-back — and not just any VTB, but one that was significantly more generous than what we had heard through the realtor.”

That one comment completely changed the math on the deal. Suddenly, we could put in less capital than expected. Then he added that he’d even be willing to manage the property after the sale — and for a very nominal fee.

That’s when it all clicked. What seemed like a non-starter 30 minutes earlier turned into a perfectly aligned opportunity — because we were willing to shut up and listen.


Had we rushed to pitch our side, or tried to “close” him early in the call, we would’ve missed the golden moment. But instead, by giving him space to share what he truly wanted, we found the common ground that led to a win-win.


The Takeaway?

Listening is one of the most underrated tools in real estate investing. Sometimes the best move you can make is not to speak — it’s to stay in the conversation long enough to actually hear what matters most to the other side.

It’s not always about having the best offer on paper. It’s about understanding the people involved.


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“Near the end of the call, he casually mentioned he’d be open to a vendor take-back — and not just any VTB, but one that was significantly more generous than what we had heard through the realtor.”

Josh Perez
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How to Finance a Spousal Buyout After Separation or Divorce

By Josh Perez • August 19, 2026
Mortgage Options During Divorce or Separation: What You Should Know If you’re going through—or considering—a divorce or separation, you may not realize that there are mortgage solutions specifically designed to help one party keep the home . For many people, the family home is their largest asset and where most of their equity is tied up. In situations like this, a spousal buyout program can allow one person to refinance the property and buy out the other party’s share—often up to 95% of the home’s value . This option can work whether you want to keep the home or your former partner does. What Is the Spousal Buyout Program? The spousal buyout program is a refinancing option that allows one owner to purchase the other owner’s share of the property as part of a separation or divorce settlement. In some cases, it can also be used to pay off jointly held debts, as outlined in a legal agreement. Below are some of the most common questions about how the program works. Is a finalized separation agreement required? Yes. Lenders require a signed and finalized separation agreement that clearly outlines how assets and debts are to be divided. This document is essential for approval. Can the funds be used for renovations or personal debts? No. Funds from a spousal buyout can only be used to: Buy out the other owner’s share of equity Pay off joint debts specifically listed in the separation agreement They cannot be used for renovations, personal loans, or unrelated expenses. How much equity can be accessed? The maximum amount available is the amount required to: Buy out the other party’s agreed-upon share of equity Pay off any joint debts listed in the agreement This amount cannot exceed 95% loan-to-value . What is the maximum loan-to-value allowed? The maximum loan-to-value is the lesser of : 95%, or The remaining mortgage balance plus the required buyout and joint debt payout The property must be the primary owner-occupied residence . Do all parties need to be on title? Yes. All individuals involved in the buyout must currently be registered on title. Your solicitor will confirm this through a title search. Does this only apply to married or common-law couples? No. While commonly used for married or common-law couples, the program may also apply to siblings or friends who jointly own a property and need one party to exit the mortgage. These cases are typically reviewed on an exception basis and require insurer approval. If no separation agreement exists, the purchase contract must clearly outline the buyout terms. Is a full appraisal required? Yes. A physical, on-site appraisal is required to confirm the property’s value before the mortgage can be finalized. Final Thoughts This overview covers some of the most common questions about mortgage options during separation or divorce, but every situation is different. Working with an independent mortgage professional gives you access to multiple lenders, specialized programs, and unbiased advice—so you can clearly understand your options and choose what’s best for your future. If you’re navigating a separation and need guidance around keeping or selling the home, feel free to connect anytime. All conversations are handled with discretion and confidentiality, and I’d be happy to walk you through your options.

How to Legally Assign a Construction Mortgage

By Josh Perez • August 12, 2026
Why More Mortgage Options Matter—Especially for Assignment Purchases One of the biggest advantages of working with an independent mortgage professional is access to choice. Instead of being limited to one lender and one set of products, mortgage brokers work with multiple lenders—each with different guidelines, risk tolerances, and mortgage solutions. That flexibility becomes especially valuable when your situation doesn’t fit neatly into a “standard” box. A great example of this is purchasing new construction through an assignment contract . Why Assignment Purchases Can Be Challenging Assignment purchases are often viewed as higher risk by traditional lenders. Rather than declining these deals outright, many lenders quietly make them difficult by adding layers of conditions, restrictions, or uncertainty. This can lead to delays, frustration, or financing falling apart late in the process. The Good News There are lenders—available exclusively through the broker channel —that have clear, favourable policies for assignment purchases. With the right lender and proper planning, these transactions are absolutely doable. Typical Financing Requirements for Assignment Purchases While every situation is unique, many lenders that allow assignment financing look for the following: Standard purchase qualification, including income verification, credit, and down payment Assignments accepted at either the original purchase price or current market value Minimum 620 credit score , with no prior bankruptcies or consumer proposals The full down payment must come from the purchaser —seller incentives cannot be used Required Documentation To secure financing, lenders typically require: The original purchase agreement signed by all parties The MLS listing (if applicable) The assignment agreement signed by the builder, original purchaser, and new buyer Any side agreements outlining changes to the purchase price A full appraisal to confirm value This list isn’t exhaustive, but it highlights that while assignment purchases require more coordination, they are very achievable with the right lender and guidance. Final Thoughts Assignment contracts can open doors to great opportunities—but only if your financing supports the transaction. This is where access to multiple lenders and specialized policies makes a real difference. If you’re considering purchasing new construction through an assignment, or if you’d like to explore more traditional purchase options, feel free to connect anytime. I’d be happy to walk you through the mortgage products available and help you choose an option that doesn’t limit your financing possibilities.