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Call a local mortgage banker and find out what interest rate and caps, both annual and life - of - loan, are in effect today

Call a local mortgage banker and find out what interest rate and caps, both annual and life-of-loan, are in effect today on an ARM.
What yield would an investor earn on the equity in a $100,000 loan at 10% wrapped around an existing loan with a balance of $50,000 payable at 12% interest-only?
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