We provide EMD funding from $500 to $100,000 for both Buyers and Wholesalers. The standard timeline is 30 days, with a 60-day maximum with an extension.
• Amount: up to $100,000 (greater than $100,000 is case-by-case)

• Timeline: 30 days, 60 days maximum with an extension

• Upfront Fees: 5% UP-FRONT (non-refundable) for every 30 days - up to 60

• Minimum Upfront Fee: $1500

• Fee at Closing: 20%

To secure funding, we require: 

• Mutual release signed by seller and buyer (One box must be checked)

• EMD loan agreement signed (Notarized LPOA required for +$20,000 requests)

• Non-refundable Up-front fee paid

• Title Company confirms email statements

End Buyers Direct to Seller
Funds for REFUNDABLE PERIOD ONLY (funds pulled before the Inspection Period Expires)

• Upfront Fees: 10% Non-refundable ($1500 minimum) for every 30 days - up to 60 days.

Earnest Money Deposits we charge a flat 5% (minimum $500) up-front return on EMD (per 30 days) with an additional 20% fee when it closes (minimum $1500).

Double Closings rates range from 1.5% to 3%. The rate depends on the transaction size. 1.5% applies up to $1 million. 2.5% applies up to $5 million. 3% applies above $5 million. Less than one week's notice adds 1%. We can fund up to $100M. ($1,500 minimum return)

Seller Carrybacks we can fund up to $1M and charge a flat 2.5% minimum fee on Stack Method (Seller Carryback) deals with at least 1 weeks notice. If you need the money quicker than that we will have to review to confirm. Our minimum return is $2,500.

In the event your deal does not close, your sole expense will be any upfront fees paid. Any percentage paid upon closing is waived. However, the upfront fee reflects the opportunity cost of our funds being committed to your transaction, as well as the work our team invested in the underwriting and processing.

A double closing is two real estate sales on the same day. It involves an original seller, an investor, and a final buyer. The investor buys from the seller (A-B). Immediately after, they sell to the buyer (B-C). Both transactions occur at the same title company. Investors profit by connecting sellers and buyers. They often use transactional funding for the initial purchase. This funding is repaid from the second sale, with a fee added. Double closings are legal and avoid issues with assignment fees. They are useful for hedge fund buyers and in jurisdictions where assignments are limited or illegal. They can also increase appraisal values for fix-n-flip investors, as both purchase prices are recorded.

A seller carryback deal involves a hard money or DSCR loan being used to purchase a property. The remaining amount needed for purchase is funded by the seller via a seller carry-back. This amount is typically equal to the down-payment and closing costs.

If you have a deal like this, the lender will likely require you to bring the down-payment to close and then be reimbursed by the seller carry-back. If the lender approves, we can fund that down-payment for you to close the deal.

We typically require 72 hours of notice to fund a deal, however we have funded in as quickly as 5 minutes (seriously). If you have a deal, your best bet is to submit it as soon as possible so we can review it and get the process started.