Purchases

Upsize, Downsize, or Invesment

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Where Can Your Down Payment Come From?

Your down payment doesn’t necessarily have to come from money sitting in your savings account.Depending on your situation and the mortgage program you’re using, your down payment may come from several sources.

Personal Savings: Funds you’ve accumulated through savings or other eligible assets.

Sale of an Existing Home: If you’re selling your current property, the net proceeds can potentially be used toward your next purchase.

Existing Home Equity: Homeowners may be able to access available equity in an existing property, depending on their circumstances and lender requirements.

Gifted Down Payment: Some buyers may be able to use a non-repayable financial gift from an immediate family member, subject to lender requirements.

Other Eligible Sources: There may be other acceptable sources depending on your circumstances, the lender and the type of property you’re purchasing.Not sure if your down payment will work? Talk to us before you start shopping.

Purchase Solutions

Found the Home. Now Let’s Make Sure the Financing Works.

Buying a home is exciting — but the financing can get complicated quickly.

Whether you’re buying your next home, upsizing, downsizing, investing, or moving from one property to another, the right mortgage structure can make a significant difference.

At Aarna Wealth, we look beyond just the rate. We look at your income, down payment, existing mortgage, equity, debts and future plans to help structure financing that makes sense for you.

Buying an Investment Property

Buying an investment property is different from buying a home for yourself.

Lenders may look at your existing mortgages, rental income, debts, property values and overall financial position differently.

We can help you explore financing for:

  • Rental properties

  • Second properties

  • Multi-unit properties

  • Income-producing properties

  • Long-term real estate investments

  • Building a real estate portfolio

The goal isn’t just to make this purchase work. It’s to consider how the financing affects your ability to make your next investment. One mortgage decision can impact your entire real estate strategy.

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Bridge Financing

Buy Your Next Home Before Your Current Home Sells

Found your next home but your current home hasn’t sold yet? You may not have to wait. Bridge financing is short-term financing that can help cover the gap between the purchase of your new home and the sale of your existing property.

Here’s a Simple Example

You purchase your new home and need $150,000 for your down payment.Your $150,000 is tied up in your current home, which is expected to sell shortly after your new purchase closes.Bridge financing may allow you to access the required funds temporarily.Once your existing home sells, the sale proceeds can be used to repay the bridge financing.

Bridge Financing May Help If:

  • Your new home closes before your current home

  • Your purchase and sale closing dates don’t line up

  • Most of your available funds are tied up in your existing home

  • You want to avoid losing the home you’ve found while waiting for your current property to sell

  • You need temporary access to equity from your existing property

Timing Matters

Bridge financing is designed to be short-term. The amount available and the structure of the financing depend on factors such as your existing mortgage, property value, available equity, purchase price and expected sale of your current property. We’ll help you understand the numbers before you commit. Buying before selling? Talk to us about whether bridge financing could work for you.

Selling One Home and Buying Another?

This is where purchase financing can become complicated.

Sell First

You may have your down payment available, but you’ll need to coordinate your next move and potentially arrange temporary housing.

Buy First

You get the home you want, but you may need bridge financing until your existing property sells.

Different Closing Dates

Even when both transactions are firm, the closing dates may not line up perfectly. We’ll help you look at the financing and timing together — before you’re committed.

Already Have a Mortgage?

Don’t assume you need to start over. Before selling your existing property, we can review your current mortgage and determine whether it makes sense to:

  • Port your existing mortgage

  • Break your mortgage

  • Refinance

  • Change lenders

  • Use available equity

  • Combine your existing mortgage with new financing

Sometimes the best mortgage for your next home isn’t simply the mortgage with the lowest advertised rate.The right structure depends on your entire situation.

An animated woman with curly hair in business attire standing in an office, holding keys and pointing to a window with a city view. The office has maps, a calendar, and property folders labeled 'Tenant Agreements', 'Property Portfolio', and 'Valuations'. There are models of various residential buildings labeled as different units and apartments, and a table with more models of houses.

Buying With Multiple Properties?

If you already own property, your application can become more complex.

We can help put the complete picture together, including:

  • Existing mortgages

  • Property values

  • Rental income

  • Property taxes

  • Existing debts

  • Available equity

  • Your new down payment

  • Your overall borrowing capacity

This can be especially important when you’re purchasing an investment property or moving from one home into another.

An animated illustration of a real estate office with a view of a cityscape outside the window. Three smiling professionals stand around a table with house models and labeled property units. Behind them, there are maps, a calendar, and folders labeled 'Tenant Agreements,' 'Property Portfolio,' and 'Mortgage Approvals.' The scene highlights home buying and mortgage services.

What Makes Aarna Wealth Different?

We Look Beyond the Rate.

A mortgage isn’t just an interest rate.

It’s about how the financing fits into your life today — and what you want to do tomorrow.

We’ll help you understand your options, compare different strategies and structure the financing around your goals.

Whether you’re moving up, moving down, buying another property or building your real estate portfolio, we’re here to help you make the financing make sense.

Frequently Asked Questions

  • A pre-approval can help you understand your approximate purchasing power, estimated payments and financing options before you start making offers.

    It can also help you move quickly when you find the right property.

  • Yes, this is a common strategy for homeowners purchasing their next property.

    The important part is determining your net proceeds after paying off your existing mortgage and accounting for applicable selling and transaction costs.

  • Potentially, yes.

    Depending on your situation, bridge financing may allow you to purchase your next property before the sale of your current home closes.

  • Potentially.

    Depending on the amount of equity available, your existing mortgage and your overall financial situation, there may be ways to access equity to help fund another purchase.

    We’ll help you determine whether this makes sense for you.

  • Some mortgages are portable, meaning you may be able to transfer your existing mortgage to your new property.

    However, the terms, qualification requirements and costs vary.

    We’ll review your existing mortgage before assuming that porting is the best option.

  • In some situations, yes.

    Certain lenders allow down payments to come from a non-repayable gift from an immediate family member, subject to their requirements and documentation.

  • More isn’t always better.

    A larger down payment can reduce your mortgage and potentially your monthly payment, but keeping some cash available may also be important. Keep in mind, you can still purchase your next home with less than 20% down as long as it is your primary residence.

    We’ll help you compare the options rather than automatically telling you to put down as much as possible.

  • Yes, potentially.

    Your existing mortgage, income, debts, property values, rental income and available down payment can all affect how much you may be able to borrow. Keep in mind you would need to put down a minimum 20% down in order to purchase an investment property.

    We’ll look at your entire portfolio rather than treating the investment property as an isolated purchase.

  • There’s no universal answer.

    Selling first can reduce financial uncertainty, while buying first can give you more flexibility to secure the home you actually want.

    Your finances, market conditions, closing dates and risk tolerance all matter.

    We’ll help you understand the numbers behind both options.