What mortgage rate is TOO HIGH for Subject-to financing?

[Jordan Archer]

Hey BP,

I want to wholesale using subject-to financing. The goal is to get the properties subject-to, then use a wrap mortgage to sell to a buyer (at a higher rate than the origninal mortgage being taken over subject-to) and make my money on the down payment, and monthly interest rate increase.

I was wondering, at what rate would the ORIGINAL LOAN have to be in order to make this type of wholesaling impractical.

Obviously, if you can acquire subject to for mortgages @ 4-5%, you can easily find a buyer who will agree to a wrap @ 6-7%. But if the subject-to mortgage is 10-15%...wouldn't that make using a wrap almost impossible?

Thanks BP!

Jordan

[John Blackman]

I'm sure it depends on your market, but most of the subject-to financing rates are around 7-9% in central Texas from the deals I have seen.  The underlying note is usually around 4-6%.  YMMV.