Be Ready When the Right Deal Appears.
Investment properties move fast, and the strongest offers come from buyers who already know their numbers. A pre-approval confirms your budget, holds a rate while you shop, and signals to sellers that you can close — so you can act with confidence when the right rental or commercial opportunity shows up.
What pre-approval is (and isn't)
Understand what you're actually getting before you rely on it.
A pre-approval is a lender's conditional confirmation of the mortgage amount you may qualify for, based on the income, assets and credit you've provided so far. It usually comes with a rate hold — a guaranteed rate reserved for a set period (often around 90 to 120 days, depending on the lender) so a rate increase during your search doesn't change your plan.
What it is not
A pre-approval is not a final approval and not a commitment to lend. Once you have an accepted offer, the specific property still has to qualify — the lender reviews the purchase agreement, appraisal, rents or leases, and your full application before issuing a firm approval. Investment and commercial underwriting is case-by-case, so numbers can shift with the deal.
Think of pre-approval as doing the paperwork early. You establish your realistic budget, surface any issues while there's time to fix them, and walk into negotiations knowing what you can carry — instead of scrambling after you've found the property.
This is general information only, not an approval, a commitment to lend, or financial advice. Your budget, rate, down payment and terms depend on the lender, the product, the property and your full application.
What investors provide
Having these ready up front makes pre-approval faster and more accurate.
Notices of Assessment (NOAs) and T1 General returns for self-reported income, or business financial statements and T2s if you buy through a corporation. Employed applicants may also provide pay stubs and a letter of employment.
For each property you already own: address, current mortgage balance and payment, property taxes, and signed leases or rent rolls so the lender can factor in existing rental income and obligations.
A summary of your assets and liabilities — properties, values, mortgages, other loans and liquid savings — so the lender can see the full picture of your investing position.
Confirmation of where your down payment and closing costs are coming from — savings, existing equity, a take-out or a gift — typically supported by recent statements to show the funds are available and traceable.
Why it matters for investors
A pre-approval turns "I think I can" into "I know I can."
A firm budget
Know the price range you can realistically finance before you start touring properties — so you focus only on deals that actually work for your portfolio.
A rate hold
Lock in a rate while you shop. If rates rise during your search, your held rate protects your projected cash flow and returns.
Faster, stronger offers
Sellers and agents take pre-approved buyers more seriously. You can move quickly and negotiate from a position of readiness in a competitive market.
Fewer surprises at closing
Sorting your documents and financing profile early means issues get caught up front — not days before you're supposed to fund the deal.
How it works
Four straightforward steps from goals to a firm approval.
Review goals & documents
We talk through your investment strategy, current portfolio and target property type, then gather your income, leases, net-worth and down payment details.
Pre-approval & rate hold
Paul matches your profile to suitable lenders and secures a pre-approval with a rate hold, so you know your budget and your rate is reserved while you search.
Find the property
You shop with confidence and make offers within your confirmed range. When you have an accepted deal, we bring in the property specifics — appraisal, rents and the purchase agreement.
Firm up financing
The lender reviews the full application and the property, satisfies the conditions, and issues a firm approval — moving you toward a smooth closing.
Related pages
Mortgage Solutions
See how this fits with Paul's mortgage solutions.
Learning Centre
Plain-language guides on buying, costs, credit and more.
Investment Properties
Financing options and strategy for building a rental portfolio.
Cash Flow Analysis
Model rents, expenses and returns before you commit to a deal.
Rental Property Mortgages
How lenders qualify and structure mortgages on rental properties.
Shop with confidence — get pre-approved.
Know your budget and hold a rate before you make offers.