A demanding career.
A considered next step.

Rob Goodman is a Mortgage Agent Level 1 in Toronto - North York Centre specializing in Mortgages for Medical Professionals. His work also extends across the broader Greater Toronto Area, wherever residents and physicians need a clear path through a mortgage file that doesn't look like everyone else's.

New income, a corporation, locums split across hospitals, student debt still on the books — none of that fits neatly into a standard lending formula, and that's exactly the problem. A resident or new-to-practice physician can have a strong future and still get a confusing answer from a lender who's only trained to read a regular paycheque. That's the gap this work is built to close.

• A medical résumé — residency contract, fellowship offer, staffing agreement — carries different weight than a standard pay stub, and Rob Goodman builds the file around that reality from the first meeting.
• Down payment sourcing gets questioned closely; gift letters and savings patterns need clear documentation before a lender sees the file.
• Variable or corporate income doesn't disqualify a medical professional — it just needs the right context behind it.

A medical professional's income doesn't look like a typical employee's file, and that's exactly the point. Residents, new-to-practice physicians, and incorporated specialists often show low reported personal income in the early years even when their earning path is strong — and most conventional lending models aren't built to read that story correctly.

Here's what I mean. A standard lender wants two years of tax returns and a stable, predictable income pattern before they feel comfortable. A first-year resident or a newly incorporated specialist rarely has that. They might have an employment contract, a residency match letter, or a corporate structure that holds earnings inside the business — none of which fits neatly into a conventional file. I will ask a lot of questions upfront about your employment stage, your corporate setup, and your income trajectory, because the more detail I have, the better I can match your file to a lender who actually understands how medical income works.

This matters more right now, with just under 1.7 million people employed in health occupations across Canada in 2024 according to Statistics Canada — a growing workforce still facing the same lending assumptions. Toronto - North York Centre has no shortage of hospital-affiliated professionals in exactly this position.

Incorporated medical professionals face a timing problem most lenders never walk through clearly: your down payment often sits inside your corporation, not your personal account, and moving it out has consequences worth understanding before you start shopping for a home. This is where I ask a lot of questions early, because the source of your down payment shapes which lenders even make sense for you. A corporation with strong retained earnings looks very different to a lender than one that's been stripped down to minimums. For homes at $1.5 million or more, the standard minimum down payment is 20% and the purchase can't be insured — a threshold the federal government raised from $1 million in December 2024 (Department of Finance Canada), and one that doesn't move based on your profession. What does move is how a lender interprets self-employed or corporate income when they're calculating what you can actually borrow. I will ask about your corporate structure, your draw history, and your accountant's documentation before we talk numbers — not after. In the Toronto - North York Centre market, that groundwork matters even more, because property values here mean down payment amounts are rarely small. Getting this sequence right the first time saves you from a lender asking for more paperwork halfway through your deal.

A fellow's letter, a locum schedule, or a corporation that's only existed for a year can all be read correctly by a lender — if the file is built the right way before it's submitted. Most medical professionals in training or early practice don't have two years of T4s. That's normal, not a red flag, and it's exactly why part of my process is asking a lot of upfront questions about contract structure, incorporation timing, and expected income progression. The more detail I have, the more precisely I can match the file to a lender comfortable with that shape of income.

Ontario's mortgage market moved over 265,000 of these files through brokerages in 2023 alone, worth roughly $148 billion — a reminder that non-traditional income documentation is handled routinely, not as an exception process (FSRA, 2023). I will shop, I will investigate, and I will ask the specific questions needed to present a lender with a complete picture rather than a confusing one. For a physician in North York moving from residency into a first attending role, how that income story gets told on paper often matters more than the number itself.

I'm still a resident in North York with student debt — can I even qualify for a mortgage right now?

Residency and student debt don't automatically close the door. Lenders look at your current contract, your specialty, and your trajectory, not just the balance sitting on your statement today. Rob Goodman works through the full picture with you — income now, income projected, and debt load — before making any determination. It's not about ignoring the debt, it's about putting it in proper context.

Do I need to be incorporated before I apply for a mortgage?

Not necessarily, and this is one of the first questions Rob Goodman asks when meeting a physician or other medical professional in Toronto - North York Centre. Incorporated and unincorporated applicants are assessed differently, so the answer depends on your specific setup. This is a conversation worth having early, and it's also worth raising with your accountant, since how your practice is structured affects more than just mortgage qualification.

What if I've already been turned down by my bank?

A decline from one lender is a data point, not a verdict. Banks have their own internal criteria, and a medical professional's income pattern doesn't always fit neatly into those boxes. Rob Goodman will ask a lot of questions, shop the file properly, and investigate options across a broader lender network before making any recommendation. Quitting after one no has never been part of the process.

Can I qualify for a mortgage before I've started my first job after residency or fellowship?

This comes up often, and it depends on the strength and timing of your signed offer or contract, along with your overall financial picture. There's no guaranteed outcome here — every lender weighs a future start date differently. Bring the paperwork, bring the questions, and Rob Goodman will walk through what's realistic for your specific situation, clearly and without the jargon.