FAQs
Get to Know BM Select & the Mortgage Process
BM Select is more than a typical mortgage brokerage — we’re a specialized team built by Canada’s top brokers to deliver strategic, results-driven solutions. Our salaried experts focus on long-term client success, not just short-term transactions, making us a trusted partner for buyers, investors, and homeowners nationwide.
About BM Select
BM Select was founded by Canada’s top mortgage brokers with one goal: to deliver smarter, results-driven solutions.
Our salaried team of specialists ensures clients get honest, strategic advice without commission pressure.
1. What makes BM Select different from other mortgage companies?
BM Select isn’t just a mortgage brokerage — we’re a specialized mortgage firm built by top-producing brokers in Canada. Our salaried, specialized team structure means clients work with true experts at every step. Our focus isn’t on chasing volume — it’s on elite outcomes.
2. Who leads BM Select?
BM Select is led by Dave Butler and Daniel Patton, both former #1 ranked mortgage brokers in Canada by volume. Alongside a dynamic leadership team, they’ve created a results-driven firm trusted by thousands of clients nationwide.
3. What types of clients do you work with?
We specialize in serious buyers, investors, and professionals who want a hands-on, intelligent mortgage experience. From first-time buyers to seasoned landlords, we deliver strategy, not just rates.
4. Are your mortgage agents commission-based?
No. All BM Select team members are salaried, which removes conflict and ensures clients get honest, strategic guidance from experts with no financial agenda.
5. Where is your team located?
Our head office is in Burlington, Ontario, and we also work remotely across Canada. Our structure allows for seamless communication and service, no matter where you’re located.
Our process & service model
Every mortgage is a team effort at BM Select.
From intake to approval and closing, our specialists, underwriters, and fulfillment officers work together seamlessly to create a smooth, stress-free experience.
1. How is the mortgage process structured at BM Select?
Each mortgage involves three expert departments:
- A mortgage specialist handles your planning and intake
- An underwriter designs your approval strategy
- A fulfillment officer ensures a smooth closing
This division of labour is rare — and powerful.
2. Do I have to do anything myself when applying?
We handle the heavy lifting. You’ll provide some documents and tell us your goals — we’ll do the rest, from lender strategy to approval and closing.
3. What kind of access will I have to my mortgage agent or team?
Unmatched. You’ll receive proactive communication, fast responses, and clear next steps. Our team is highly available — because that’s what your mortgage deserves.
4. What happens after my mortgage closes?
We maintain a long-term relationship. Our clients stay for years, even decades — we help manage renewals, refinances, and new purchases with a portfolio mindset.
5. What is the typical turnaround time for mortgage approvals?
Our team moves as fast as your file allows. If documents and decisions come in quickly, we often secure approvals within 1–3 business days — faster than industry average.
BM Select Investor Edge & custom solutions
Real estate investors deserve more than standard mortgage options. Our Investor Edge programs are custom-built to help clients qualify for more properties, optimize their portfolios, and secure financing strategies not available anywhere else.
1. What is the BM Select Investor Edge?
It’s a proprietary suite of custom designed mortgage programs for real estate investors — helping clients optimize their current portfolio, qualify for more properties, with custom structuring and planning.
2. Can you help me grow my real estate portfolio?
Yes. Our team helps optimize your profile, qualify for more doors, and structure mortgages strategically to align with your long-term goals.
3. Are these exclusive programs available to clients of other mortgage brokers?
No — these are our very own mortgage products, reserved for qualified BM Select clients. They’re powered by financier relationships via our high-quality track record, and not available through other brokers.
4. I’ve been told I can’t qualify for more properties. Can you help?
We often find ways to restructure your profile or present income creatively, unlocking new borrowing power. If there's a way — we’ll find it.
5. What’s the biggest mistake real estate investors make with mortgages?
Using lenders or structures that kill your future borrowing power. We help avoid this by thinking three steps ahead — not just “what fits today.”
Rates, fees & lender relationships
As one of Canada’s top-performing mortgage firms, BM Select has access to preferred rates and a wide network of lenders.
We pass these advantages on to you, ensuring competitive solutions without hidden costs.
1. How do your rates compare to banks and other brokers?
BM Select secures preferential rates with top lenders, often below what you’ll get from your own bank. We shop 40+ lenders to find your best-fit solution.
2. Do I pay anything to work with BM Select?
In almost all cases, no. We’re paid directly by the lender when your mortgage funds. If a fee ever applies (e.g., for private lending, commercial deals, etc.), we disclose it up front.
3. Why do lenders offer you better rates than I can get myself?
Because we send lenders hundreds of millions of dollars in annual mortgage volume. Our elite status earns us rate perks, which we pass directly to our clients.
4. What lenders do you work with?
We work with all major Canadian banks, credit unions, monoline lenders, and select private lending partners — giving you access to options that fit your unique profile.
5. Will applying with BM Select hurt my credit?
No. We perform a soft review upfront, and any official application is done strategically — with minimal pulls and maximum protection for your credit profile.
Mortgage basics – BM Select style
Mortgages are more than just numbers. We break down the fundamentals—like pre-approvals, fixed vs. variable rates, and refinancing—in a way that’s clear, practical, and tailored to your long-term goals.
1. What is a mortgage pre-approval, and should I get one?
Yes — but not the basic kind. Our pre-approvals include real file reviews, giving you a true picture of what’s possible (and better yet — what’s optimal).
2. What’s the difference between a fixed and variable rate?
Fixed stays the same; variable fluctuates. But at BM Select, we help you decide based on your goals, not just interest rate fear. And then we stick with you throughout the entire term of your mortgage and beyond.
3. What’s a refinance, and when does it make sense?
Refinancing lets you tap into home equity or restructure for better terms. Whether you’re consolidating debt or buying another property, we’ll guide you through it.
4. I’ve been banking with the same lender for 15+ years. Why switch?
Loyalty doesn’t always pay. We explore all lenders and all products — and advocate only for what’s in your best interest, not what’s “convenient” for the bank.
5. Can BM Select help me renew my mortgage?
Yes — and we treat renewals like fresh deals. Many clients unknowingly miss big opportunities at renewal. We make sure you don’t.
Working with us
From first-time buyers to seasoned investors, we make it easy to work with our team—virtually or in person.
No matter your timeline, goals, or financial profile, BM Select is here to guide you every step of the way.
1. Do I need to come into your office to work with BM Select?
Not at all. We serve clients 100% virtually, by phone and email — though we’re always happy to meet in person if you’d prefer.
2. What if I have a tight deadline to get a mortgage in place?
We’re known for getting urgent deals done fast — while still maintaining precision. If it’s doable, we’ll move heaven and earth to get it closed.
3. Can I work with BM Select if I’m self-employed?
Yes. Self-employed files are one of our specialties. We know how to position your income and file to get lender approval — even if others can’t.
4. What happens if my file is more complicated than average?
That’s our bread and butter. Complicated = normal at BM Select. We work with investors, business owners, and multi-property borrowers daily.
5. How do I get started?
Reach out via our website or book a call. Our team will guide you through a short intake process, assess your goals, and get started on building your mortgage game plan.
Still stumped? Toss us your question.
We love showing off our mortgage smarts.
Because the only bad mortgage question is the one you don’t ask.