These are anonymized case studies from actual files closed by Paul Hunjan. No stock photos, no invented scenarios — real situations, real rates, real outcomes.
A Brampton homeowner with a $2.1M property came to us in a crisis. They were behind on both their first and second mortgage payments, had active CRA judgments on title, minimal income documentation, and bruised credit from the financial strain. Power of sale proceedings were imminent. Traditional lenders — every A and B lender — had already turned them away.
The file had every red flag a lender fears: arrears on multiple mortgages simultaneously, a CRA claim with priority on title, non-confirmable income, and a credit score that reflected months of financial stress. Most brokers would have stopped making calls after the first few rejections.
Structured a new private first mortgage using the property's substantial equity as the lending anchor. Negotiated a partial prepaid structure so the client would not be burdened by monthly payment pressure during the recovery period. The mortgage paid out the existing first, the second, all outstanding debts, and retired the CRA judgment in full — clearing the title entirely.
From there, we built a 12-month exit strategy: a clear roadmap to re-establish income documentation, address the credit profile, and refinance into conventional financing at the end of the term.
A self-employed business owner in Bowmanville came to us at one of the most stressful points possible: CRA had frozen their bank accounts due to outstanding tax arrears, their business was in a difficult period, and they were simultaneously carrying a first mortgage, a second mortgage, consumer debts, and needed funds for critical home renovations and business working capital. No conventional lender would touch this file.
Frozen bank accounts signal to lenders that the government has already stepped in — it is one of the hardest situations to present to any institutional lender. Layered on top: bruised credit, an underperforming business, multiple creditors, and a renovation need that couldn't wait. The client needed a lender who understood that the equity in their home was real, even if the rest of the file wasn't clean.
Structured a private first mortgage on the $730K Bowmanville property, fully prepaid for 12 months. The mortgage funds paid out the existing first mortgage, the second mortgage, all consumer debts, and settled the CRA arrears in full — unfreezing the bank accounts. Additional funds were advanced for the home renovations and business capital injection the client needed to stabilize operations.
The fully prepaid structure meant zero monthly payment obligation for 12 months — giving the client a genuine runway to fix the business, repair the credit profile, and execute an exit to B-lender or conventional financing at the end of the term.
A successful electrician operating in Mississauga had been renting commercial space for years and decided it was time to own their operational base. The target was an $850,000 warehouse — purpose-suited for their trade business with the space and layout needed to scale operations. The goal: buy the building outright without tying up the business capital they'd worked years to accumulate.
Owner-occupied commercial real estate has a lending pathway that many business owners don't know exists: when the business occupies the property and the financials support it, certain credit unions in Ontario will finance at 100% of the purchase price. The key qualifying factors are strong business financials, a solid personal credit profile, sufficient net worth, and a clear business case for occupying the space.
This client had all four. The business had clean, verifiable financials. Personal credit was strong. Net worth was well-documented. And the business purpose — housing electrical operations in a strategically located Mississauga warehouse — was clear and commercially sound.
Sourced and structured 100% financing through a credit union lender — covering the full $850,000 purchase price with no down payment required. In the same transaction, we negotiated a $75,000 operating line of credit for the business. The client walked out of closing owning an $850K asset outright, with their business capital intact and a $75K working capital facility in hand.
All case studies represent anonymized real transactions. Property details and financial figures may be approximate. Rates shown are the rates achieved on the specific closed files — OAC, not guaranteed for future transactions. Paul Hunjan is a licensed Mortgage Broker (#M09001187) under MA Mortgage Architects #12728, FSRA regulated. Not a lender.