We work with three types of investors — from those buying their first duplex to those acquiring multi-million dollar apartment buildings. The common thread: a serious interest in building wealth through income real estate.
You own your home and you want your next purchase to generate income. You're looking at duplexes, triplexes, or fourplexes in Ontario — but you're not sure what you can afford, how rental income is treated by lenders, or what type of property makes the most sense.
You own one or two rental properties. You've got equity sitting in them but you're not sure the best way to access it and deploy it into the next acquisition. Or you own a single-family rental and want to convert or refinance into a multi-unit setup.
You're looking at commercial multifamily. The underwriting is different, the lenders are different, and the CMHC MLI Select program opens up at this level. You need a professional who understands DSCR, cap rates, and insured commercial financing — not just residential ratios.
We'll be direct: the strategy session is worth doing only if you're serious. If you're casually curious about income property with no real intent to act in the next 12–24 months, the session may not deliver value for either of us.
We're also not the right fit for clients seeking residential mortgages for primary residences, first-time home buyers without an income property goal, or clients with significant credit or income challenges who aren't ready to address them. We'll be honest about that assessment in the initial session.
Cornell K. Haynes is the CEO of Perseverance Asset Management with 13+ years of commercial real estate experience in valuation, institutional investments, and financing. He founded this platform to bridge the gap between investment strategy and deal execution in Ontario's multifamily market — a combination most advisors can't offer from one seat.
On the advisory side, Cornell works with buyers of 2–4 unit and 5+ unit income properties across Ontario, structuring deals with financing in mind — including CMHC MLI Select strategy and 10-year proforma building, consultant acquisition and costing, and the creation of development proformas for CMHC MLI Select, the Apartment Construction Loan Program (ACLP), or through alternative financing channels. Perseverance Asset Management helps develop both the lender proforma and the internal proforma, because the numbers will always be different. For mortgage financing, clients are directed to CornellMortgages.ca, where investors navigate everything from first-time duplex purchases to multi-building portfolio refinancing.
Cornell's focus is exclusively upon income-producing real estate — from 2-unit duplexes to multi-million dollar apartment buildings across Ontario. He works at the intersection of investment strategy and financing structure, helping clients understand not just whether they can get a mortgage, but whether they should, and on what terms.
He operates from Ontario and works with clients province-wide, with a special emphasis on the markets of Toronto and Scarborough (GTA East), Hamilton (Ancaster, Dundas, Stoney Creek, Flamborough, Waterdown), Niagara–St. Catharines (Niagara Falls, Welland, Fort Erie, Grimsby, Niagara-on-the-Lake), Guelph, Brantford, Burlington, Oakville, Kitchener-Waterloo and Cambridge (Waterloo Region), Ottawa, London, St. Thomas, and Windsor.
