Pace Morby Review: Is SubTo Worth $9,800?

By Mike Calloway · Last Updated: November 12, 2026 (Price & Content Verified)

What if you could buy a house with no cash, no credit, and no bank?

That’s Pace Morby’s whole pitch.

You’ve probably seen the clips. A guy standing in a driveway explaining how he “took over” somebody’s mortgage like it was a parking spot.

And if you’re like me, some part of your brain went, wait, you can do that?

You can. Mostly. That “mostly” is what this review is about.

I’ve owned rentals. I’ve done flips. I’ve spent more on real estate courses than I spent on my first car. So before you hand SubTo $9,800, let me walk you through what you’re actually buying.

Why Most Real Estate Courses Suck

Who Is Pace Morby?

Pace started as a general contractor. According to his A&E bio, he then became a HomeVestors franchisee (yes, the “We Buy Ugly Houses” people) and built a rental portfolio from there.

Today his website calls him “TV HOST. AUTHOR. INVESTOR. ENTREPRENEUR. SPEAKER.” All caps. Like a guy introducing himself at a networking event who really wants you to remember all five.

He co-hosts A&E’s Triple Digit Flip with Jamil Damji. He wrote a book, Wealth Without Cash, published by BiggerPockets. His wife, Laura Morby, is a real estate agent who’s on the show too.

And he founded SubTo, which is the thing he really wants to sell you.

His numbers don’t agree with each other

Here’s something fun.

In 2021, his A&E bio said he and his partner had “amassed over 32 million dollars in buy and hold properties.”

In 2023, his book blurb said “1,000+ properties and $150 million.”

Today, pacemorby.com says he’s “acquired over $450M in real estate assets without cash, credit or previous credentials.”

Maybe the portfolio really grew 14x in a few years. Maybe these are counting different things. I genuinely don’t know.

But when a guy’s own numbers go from $32 million to $450 million depending on which page you’re reading, I stop treating any of them as a fact. More on that on my Pace Morby bio page.

What Is SubTo?

SubTo calls itself “a peer community for creative finance.” The homepage headline is “Less hype. More deals.”

It teaches two strategies:

• Subject-to. In SubTo’s own words, you buy a property and leave “the seller’s existing mortgage where it is: you take title by deed, the loan stays in the seller’s name, and you take over the payments.”
• Seller finance. “The seller is the bank”: you sign a note and pay the seller directly instead of a lender.

According to its homepage, SubTo has “53,995+ active members” in the past 12 months, members in “518+ metro areas,” and “28,077+ 1:1 member success calls.” There are 10 coaches, each listed with a deal-count range like “26–50 deals.”

That’s a big room. Bigger than most stadiums, if they all showed up at once.

What’s included

Per the official how it works page, you get:

• Courses taught from deals that actually closed
• Placement with practitioners “in your market and at your stage”
• Deal reviews and underwriting help
• “Transaction coordination, document review, and experts on call from offer to close”
• Events

What you don’t get is a public list of modules. I looked. There isn’t one. You find out what’s inside after you pay.

My full breakdown is in the SubTo review.

How Much Does SubTo Cost?

This is where it gets interesting.

The homepage never shows a price. There’s no “Buy” button, just “Apply,” which opens an application form.

The homepage also says “No countdown timers.” Which is true. They skipped the timer and went straight to the phone call.

But the checkout page is public, and it’s titled “SubTo Accelerator”:

The older tier prices come from Real Estate Bees, not from SubTo, so treat them as history.

Pace has a name for the price, by the way. He calls it a “filtering fee.” The idea is that a big price weeds out people who aren’t serious.

I get the logic. A $9,800 price also filters out $9,800. Both things are true.

What I'd Do Instead of SubTo

The Fine Print: “All Sales Are Deemed Final”

I read the checkout terms so you don’t have to. Here’s what’s in there:

• “All sales are deemed final except as provided in Section 6.” Section 6 is about text messages. So the exception points at… the texting policy.
• The only refund clause covers hard goods, like books. You get 30 days and you have to send the item back.
• Monthly subscriptions need 10 days’ email notice to cancel. No prorating, no refunds.
• Disputes go to mandatory, confidential arbitration in Maricopa County, Arizona. You waive class actions, and you have one year to bring a claim.
• Their liability is capped at the greater of 3× your last month’s payments or $2,000.

The footer has a link that says “Refund Policy.” When I clicked it, I got a 404 error page.

That’s not me being dramatic. It’s the most honest “refund policy” I’ve ever seen.

And then there’s the earnings disclaimer, which, to its credit, says it plainly: “The average person who buys ‘how to’ information gets little to no results.”

Everything about the money is on my SubTo cost page.

“No Money Down Doesn’t Mean No Money”

I want to give SubTo real credit here.

Their own website says, word for word: “No money down doesn’t mean no money.”

They list what it actually takes: earnest money, setting up an entity, closing costs. And they name the risk that a lender calls the due-on-sale clause.

That’s more honest than most guru sites. And their homepage even admits the industry “has earned its reputation” for selling shortcuts and going quiet “once the card clears.”

So the website is honest-ish. The YouTube thumbnails are where “no cash, no credit” lives.

The Part Nobody Puts in the Thumbnail: Due-on-Sale

Here’s the thing that kept me up at night when I looked into subject-to.

Almost every mortgage has a due-on-sale clause. It says that if the house is sold or transferred, the lender can demand the entire loan balance, right now.

And federal law backs the lender up. The Garn-St Germain Act (1982) lets lenders enforce that clause no matter what your state says. There’s a list of exemptions: transfers to a spouse or kids, divorce, a living trust and a few others.

“Sold to an investor I met through a Facebook ad” is not on the list.

Now, to be fair: the lender may call the loan. Not must. Plenty of lenders never do, especially when the payments show up on time. And it’s a contract issue, not a crime. Subject-to is legal.

But think about what you’re building on. Your whole investment depends on a bank you don’t have a relationship with continuing to not notice, or not care, about a loan in someone else’s name.

That’s not a foundation. That’s a Jenga tower in a bounce house.

Full explainer: the due-on-sale clause, in plain English.

Run Your Own Numbers

Let’s say the bank does call the loan. You’d have to pay it off or refinance in your own name, at today’s rates, not the seller’s sweet old 3% rate.

Here’s what that does to a typical deal. Change any box:

With the defaults, a house that looks great on the seller’s old loan goes upside down the moment you have to refinance. And that’s before the roof.

More of this in subject-to risks nobody mentions.

What About the Seller?

This part bothers me more than the bank stuff.

In a subject-to deal, the loan stays in the seller’s name. If you stop paying, it’s their credit that takes the hit. Their name on the foreclosure.

These are usually people who were already in a tough spot. That’s why they took the deal.

There’s a thread on r/RealEstate where homeowners warn each other not to accept subject-to offers. And in Florida, a 2026 News 6 investigation found dozens of foreclosure lawsuits tied to one subject-to buyer, leaving sellers on the hook.

To be crystal clear: that Florida buyer has nothing to do with Pace or SubTo. I’m only using it to show what the strategy looks like when an investor gets it wrong.

And when you’re new, the odds you get something wrong are not small.

Is SubTo a Scam?

No.

SubTo is a real company. Pace really does deals. The community is huge, the coaches list their deal counts, and Trustpilot shows 4.9 stars from 1,201 reviews.

Is anybody suing them? The one federal case I could verify was Bristow v. NRE 1, LLC, a telemarketing (TCPA) case against SubTo’s operating companies. Pace wasn’t a named defendant, and it was settled and dismissed in July 2024.

You’ll find bigger rumors in forums. I couldn’t verify any of them, so I’m not repeating them.

My full answer is on is SubTo legit.

What Members Actually Say

The 4.9 stars are real. A lot of members love the community, the events and the help with paperwork.

The 1- and 2-star reviews keep circling the same things: the price not being worth it, aggressive sales follow-up by call, text and email, slow support, trouble getting refunds, and a community full of people who haven’t done a deal yet either.

One reviewer opened with “If I could give negative stars I would.” (Trustpilot). Another, on Pace’s site, summed up the sales experience in four words: “Sales team is ridiculous” (Trustpilot).

On BiggerPockets, there’s a 51-reply thread literally titled “Is the Pace Morby Subto program worth 10,000 dollars?” The answers are, let’s say, a mixed bag.

I rounded up the threads on what Reddit says about Pace Morby.

Why Most Real Estate Courses Suck

The Other Stuff Pace Sells

SubTo is the main event, but there’s a whole menu:

If you’re curious about subject-to, start with the book. Seriously. It’s $26.99, it’s his own explanation, and if it doesn’t click for you, you just saved $9,773.

SubTo vs. Other Options

If you’re set on learning creative real estate, you don’t have to start at $9,800:

• His book: $26.99.
• His free Facebook group, “Creative Finance with Pace Morby.”
• BiggerPockets forums: free, and full of people who’ll argue with you for fun.
• A local real estate investor association: usually a cheap monthly meetup.
• An hour with a real estate attorney: cheaper than one SubTo installment, and they actually have to be right.

There’s also Jamil Damji’s AstroFlipping, his TV co-host’s wholesaling program, which shows a $997 price on its homepage. I compare the two in SubTo vs AstroFlipping, and list more options in SubTo alternatives.

My Take

Pace Morby built something real. I’ll say it as plainly as I can: he’s not a scammer, and SubTo isn’t a scam.

But here’s what you’re actually signing up for:

You pay $9,800, all sales final. You go find a homeowner in trouble. You take over their mortgage, which stays in their name, with a clause that lets the bank call it due. Then you’re a landlord, with all the toilets, tenants and roofs that come with it.

If that sounds exciting, go for it. Read the book first, talk to an attorney, and go in with your eyes open.

But if what you actually wanted was the real estate part, an asset that pays you rent every month, there’s a version that doesn’t involve anybody’s mortgage.

Keep reading the Q&A. The last question is the one I get asked the most.

Show Me Real Estate Without a Mortgage

I’m not a lawyer or a financial advisor, and nothing here is legal or financial advice. Talk to a real estate attorney in your state before you sign anything.