About a year ago I got money to facilitate the purchase of a repo fixer upper home for my daughter and son in law. They were working their way through HUD financing, but after 6 months and many delays, none of their doing, I said, I'll buy it and give you a mortgage for a couple years until you get it fixed enough to get a mortgage. The plan was 1 yr, but I made it two just in case.
I didn't have the cash and didn't want to sell anything and pay taxes. So, I moved my taxable account from Vanguard to IBKR, where they had very low margin rates, 1.50%. I borrowed enough on margin to buy the house, I was at about 40% margin, 50% and IBKR could sell some stock to get under 50%. So, because of the market volatility, and not wanting any margin call, I then got a HELOC on my home and used that to pay down the margin, just in case. The HELOC had a 6 month teaser rate of 0.99%. Great rates, I'm happy, they're happy.
Nine and 1/2 months later they got the house repaired to a point where they got a bank mortgage and paid off me off and all my loans are paid back. It worked out great, they have a house on the water leading out to the gulf that they wanted. They only have about $310,000 into it and I'm so happy they didn't find a $550,000 home that would have put them deeper in debt.
I gave them a 4% mortgage for the first year and and raised it to 6% the second year, just to give them a real incentive to get the house repaired asap. But what really did it was all the notice that mortgage rates were on the rise, they got in after the first round of increases, so they went with a 15 yr 3.25% mortgage. The could have went with a 30 year 4.5% mortgage. But they earn plenty to cover the 15 year and that is a much better rate. Happy daddy!