Meet Your Mortgage Agent
Steven Himelfarb
Mortgage Agent Level 2 | Lic. #M19002406 | Integrity Tree Financial (Brokerage Lic. #12963)
A boutique mortgage advisory practice specializing in complex financial profiles, self-employed structuring, and investment financing across Ontario.
2018
Advising Since
60+
Lending Partners
5.0
Google Rating
100%
Client Focused
About Steven
Strategic Mortgage Advisory for Complex Financial Profiles
I'm Steven Himelfarb, a licensed Mortgage Agent Level 2 based in Markham, Ontario. Since 2018, I've built a boutique advisory practice around one principle: complex financial situations deserve strategic solutions, not cookie-cutter bank approvals.
My specialty is structuring mortgage files that other brokers struggle with — self-employed professionals with non-traditional income, real estate investors building multi-property portfolios, clients with complex credit histories, and newcomers navigating the Canadian lending landscape. With access to 60+ lending partners including prime, alternative, and private channels, I find the right structure for your situation by analyzing business financials, investment returns, and long-term objectives.
This is not a volume-based practice. Every client receives advisory-level attention — a deep financial review, strategic deal structuring, and hands-on guidance from application through funding. I believe your mortgage should be a tool for long-term wealth creation, and every recommendation I make is designed to position you for financial success, not just close a transaction.
The Boutique Difference
Why Clients Choose This Advisory
A trusted mortgage advisor -- not a transaction processor. Advisory-level service for complex financial situations.
Independent & Unbiased
Steven works for you, not the banks. Every recommendation is built around your financial objectives, not a lender's sales target.
Responsive & High-Touch
A boutique advisory experience -- direct access, fast turnarounds, and consistent communication from strategy call through funding.
Strategic Positioning
We focus on structuring deals for maximum long-term financial outcome, not just chasing the lowest advertised rate.
Deep Financial Expertise
Steven reads beyond surface-level numbers -- analyzing business financials, investment structures, and complex income profiles to build the strongest file.
Fully Digital Process
From consultation to closing, everything is handled through secure digital platforms. Geography is never a barrier to expert advice.
Relationship-Driven Service
Every client receives a personalized strategy tailored to their unique financial situation, goals, and long-term vision -- not a cookie-cutter approval.
"If your file is straightforward, we can help. If it's complex — that's where we truly excel."
— Steven Himelfarb
Alternative & Private Lending Expertise
One of the areas where this practice truly stands apart is alternative and private mortgage structuring. Since 2018, I've developed deep expertise in creating approvals for clients who have been declined by traditional banks -- whether due to income verification challenges, complex business structures, unconventional property types, or unique financial circumstances. These are the files that require strategic thinking, not just rate comparison.
I maintain active relationships with over 60 private lenders across Ontario who compete for your business. This competition among lenders helps keep rates and fees competitive. From bridge financing in Toronto to equity strategies in Oakville to second mortgages in Hamilton, my alternative lending network covers the entire province with efficient approvals and flexible structures that banks typically cannot match.
Strategic Deal Structuring That Maximizes Outcomes
Rate is only one piece of a well-structured mortgage. What matters more is how the deal is built -- the terms, qualification approach, lender selection, and long-term positioning. Years of building lender relationships with partners like Equitable Bank, Home Trust, MCAP, RMG Mortgages, and dozens of others means I can leverage competition among lenders to secure more favourable structures for clients across Markham, Vaughan, Richmond Hill, Toronto, and the Greater Toronto Area.
I don't compare two or three options and call it a day. Every application is analyzed across my entire lender network to find the optimal combination of structure, terms, and qualification criteria for your specific financial profile. Whether you need predictability, flexibility, or a creative structure that accounts for business income and investment returns, every deal is built strategically for maximum long-term outcome.
Confidence Through Industry Expertise
The mortgage landscape evolves constantly -- Bank of Canada rate decisions, OSFI qualification rules, stress test adjustments, and shifting lender policies all affect how deals are structured. You work with me because it's my job to know every regulatory change and, more importantly, how to leverage each one to position your file for approval.
I operate under Integrity Tree Mortgages Inc., operating as Integrity Tree Financial -- a brokerage built around ethical, client-first advisory. This gives me access to a wide range of lender programs, competitive underwriting channels, and rate-hold options that agents working independently may not have. When you work with Steven Himelfarb at Integrity Tree Financial, you get the institutional lender access of a full brokerage combined with the personalized, advisory-level attention of a mortgage agent who understands how to structure complex files.
Serving Complex Profiles Across Ontario
From self-employed professionals in the GTA to real estate investors in King City, from newcomers building credit in Mississauga to business owners restructuring in Hamilton -- this practice serves complex financial profiles across the entire province. I understand the unique dynamics of each market and tailor every strategy accordingly.
My fully digital process means geography is never a barrier to expert advisory service. Whether you are in downtown Toronto, Whitby, or Muskoka, you receive the same high-touch, strategic approach. Faster turnarounds, fewer delays, and a seamless experience -- no matter where you are in Ontario.
Clients Served
Who We Work With
Our practice specializes in clients with complex financial profiles -- the situations that require strategic thinking and deep lender expertise to structure effectively:
- Self-employed professionals with non-traditional income
- Real estate investors building multi-property portfolios
- Business owners with complex financial statements
- Clients declined by banks or other brokers
- New-to-Canada professionals navigating the lending system
- Complex credit profiles requiring creative structuring
- High-net-worth clients seeking strategic equity planning
- First-time buyers who need more than a basic approval
"Steven structured a deal that three other brokers said was impossible. As a self-employed newcomer, every bank turned me away. He understood my business financials, found the right lender, and got me approved. His strategic expertise is on another level."
Recent Client
Self-Employed Professional — Mississauga, ON
Serving All of Ontario
Mortgage Services Across Ontario
Steven Himelfarb provides professional mortgage advisory and financing solutions to homeowners and buyers in communities throughout Ontario.
Ready to Get Started?
Book Your Free Strategy Call
Get clarity on your financing options, deal structure, and next strategic move — with no obligation. Just honest, advisory-level expertise.