Grace Vela
MBA, Financial Services | 17+ Years Experience
Guiding clients across British Columbia through holistic, values-based mortgage solutions with BeOne Financial Group
+1 (780) - 996 - 7562
ABOUT GRACE
EXPERIENCE MEETS EMPATHY
Grace Vela is a licensed Mortgage Broker in British Columbia with over 17 years of progressive experience in the financial services industry. Throughout her career, she has held a range of roles in advisory, lending, leadership, and client relationship management, giving her a deep understanding of the full financial landscape and the complexities clients face when making major financial decisions.
Grace also holds an MBA in Financial Services, which strengthens her ability to integrate strategic financial planning with practical lending solutions. Her extensive background allows her to support clients with both technical expertise and a high level of emotional intelligence—ensuring they feel informed, confident, and empowered at every stage of the mortgage process.
In addition to her lending experience, Grace is the founder of You Deserve Grace, where she delivers financial wellness education and coaching. Her work is grounded in the belief that financial clarity is a foundation for personal freedom, stability, and long-term wellbeing.
Today, Grace proudly serves clients across British Columbia through her role with BeOne Financial Group, offering mortgage guidance for first-time buyers, refinancers, investors, and families planning for the future. Her approach is holistic, values-based, and centered on creating sustainable financial outcomes.
17+
Years Experience
MBA
Financial Services
Holistic
Client Centered
BC
Licensed Broker
SPECIALTY AREA 1
Snowbird Funding & Pre-Retirement Planning
Your Winters, Your Way
For those in their late 50s and early 60s, the dream of owning property in warmer climates becomes more than just an aspiration - it's part of a well-planned transition into retirement. Whether you're considering a condo in Arizona, a villa in Mexico, or a coastal retreat in Florida, financing your snowbird property requires specialized knowledge of cross-border lending, currency considerations, and retirement income assessment.
Grace works with clients approaching or entering retirement to structure mortgage solutions that align with pension income, investment portfolios, and long-term financial security. Her approach ensures your winter escape doesn't compromise your financial stability—it enhances your quality of life.
What You'll Learn
Financing options for international and U.S. property purchases
Structuring mortgages around pension and investment income
Tax implications and cross-border considerations
Equity release strategies from your Canadian property
Timeline planning for pre-retirement purchases
Rental income potential and secondary residency benefits
FAQ
Can I qualify for a mortgage if I'm retired or semi-retired?
Yes — lenders accept pensions, CPP/OAS, RRSP withdrawals, and investment income. Your overall financial stability matters most.
How does cross-border property ownership affect my Canadian taxes?
You report worldwide income (including foreign rental income). You may claim foreign tax credits. Capital gains apply on sale. Consult a tax advisor.
What's the best time to purchase a snowbird property relative to retirement?
Ideally 5–10 years before retirement — build equity, benefit from appreciation, and improve borrowing power.
Can I use equity from my Canadian home to buy property abroad?
Yes — via HELOC or refinance. This can fund your down payment or full purchase. Be mindful of currency and international rules.
SPECIALTY AREA 2
Small Business Owners & Real Estate Investment
Key Investment Strategies
Using business equity to fund real estate purchases
Structuring mortgages for rental properties and investment portfolios
Tax-efficient ownership structures (personal vs. corporate)
Diversification strategies beyond your operating business
Building passive income through real estate
Leveraging commercial property for business + investment use
Diversify Beyond Your Business
As a small business owner, your company likely represents the majority of your net worth. While entrepreneurship builds wealth, it also concentrates risk. Real estate investment offers a powerful way to diversify your financial portfolio, create additional income streams, and build long-term wealth outside your operating business.
Grace understands the unique financial profile of business owners - fluctuating income, corporate structures, tax strategies, and the complexity of proving income for traditional lenders. She specializes in helping entrepreneurs leverage their business success to enter the real estate market strategically and sustainable
From Business to Buildings
Whether you're purchasing your first rental property, expanding your investment portfolio, or considering commercial real estate for dual business and investment purposes, Grace provides the strategic guidance and lending solutions that align with your entrepreneurial goals and risk tolerance.
FAQ
How do lenders assess income for self-employed borrowers?
Using your last 2–3 years of CRA Notice of Assessment (NOA), averaging net income. They may also review T1 generals or gross up income by ~15% for expenses.
Should I purchase investment property personally or through my corporation?
Personal: better rates & principal residence exemption possible. Corporate: tax deductions & liability protection, but higher rates/fees. Consult your accountant & mortgage agent.
Can I use my business as collateral or leverage business equity?
Limited options — lenders may accept business assets for commercial loans. Most real estate mortgages require personal guarantees & credit. Personal equity is usually the main leverage.
What's the minimum down payment for an investment property?
Typically 20% for non-owner-occupied investment properties in Canada (to avoid CMHC insurance). Lower may apply if owner-occupied (5–10%).
Ready to Take the Next Step?
Whether you're planning for retirement, exploring snowbird properties, or ready to diversify through real estate investment—Grace is here to guide you with expertise, empathy, and a holistic approach to your financial future.
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