The Capital Constraint Stops Here
You’ve figured out acquisitions. You know how to find deals
and get them under contract. The only thing slowing you
down is capital, and that’s exactly what we provide.
How It Works
EMD Funding
Here's what happens after you submit your EMD request:
If the contracts are fully executed, the EMD is refundable, and the inspection period is at least 7 days out, you'll get preliminary approval.
From there we send you an EMD Agreement to sign and a Mutual Release for your seller to sign. Once those are done, we'll have you introduce us to your title company so we can confirm they'll honor our agreements and that the EMD coming from a third party won't create any issues.
Once all three steps are complete, your deal is funded. Guaranteed.
Fees: 5% upfront (non-refundable, $1,500 minimum) plus 20% at closing. Deals extending past 30 days carry an additional fee.
Double Close Funding
Here's what happens after you submit your double close request:
We're confirming both the AB and BC contracts are fully executed, the buyers and sellers match up across both contracts, the addresses align, there's enough spread to cover all fees and closing costs, and both deals are set to close the same day.
Once we're good on all of that, we'll have you introduce us to your title company as the AB funder. From there we confirm the funding amount and sign off on the final HUD showing the safe return of our capital.
Before we send funds, we confirm your end buyer's money is in escrow first. That's non-negotiable. It's the only way our capital is protected. Once that's confirmed and all documents are signed and disbursement is ready, funds go out immediately.
As long as title meets our requirements, your funding is guaranteed every time.
Fees: 1.5% flat on same title company double closes up to $1M with at least one week's notice. Need closing at a separate title company? Add 1%. Minimum return is $1,500.
Questions? [email protected]
Frequently Asked Questions
How much do you charge?
We charge 5% up-front return for EMD (every 30 days up to 60 days) and 1.5% for double close funding up to $1M to start. These numbers can change depending on duration of the deal, deal size, and risks involved. Seller carry-back funding starts at 2.5% for the added work.
What qualifies as transactional funding
A double closing is a real estate transaction method where two back-to-back property sales occur on the same day, involving three parties: the original seller, the investor (middleman), and the end buyer.
Here's how it works:
First Transaction: The investor agrees to purchase the property from the original seller.
Second Transaction: The investor simultaneously sells the property to the end buyer at a higher price.
During a double closing, the investor typically uses the funds from the end buyer to complete the purchase from the original seller. This allows the investor to profit from the difference in sale prices without needing to use their own funds for an extended period. Double closings are often used in real estate wholesaling and transactional funding, allowing investors to efficiently facilitate deals and earn profits by connecting motivated sellers with interested buyers.
Can you fund EMD for end buyers?
We can fund EMD for end buyers if you and the seller sign an addendum making the inspection period go through the close of escrow. All details will be sent when your deal is submitted.
Is there a max amount you can fund?
We will fund up to $100k on EMD and $100M for double closings. As long as your deal qualifies under our standards, we will be your one stop shop for all transactional funding both now and in the future!
How quickly can we get our deal funded?
We typically require 48 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.
What happens if the deal doesn't close?
If an EMD deal does not close, we just have the EMD sent back. Your only cost would be the up front fee and nothing else.
For double closing and seller carry-backs there would be no charge since we don't fund until closing.
How It Works
Step 1: Submit your deal
Step 2: Receive funding approval
Step 3: Complete contracts & fees
Step 4: Get funded
Yep, it's really that simple.
Need More Info?
About Luis
I spent 11+ years leading multimillion-dollar retail operations, fixing broken systems and managing complex projects under pressure. That background in execution and risk management shapes how I run my business and my relationships today.
Today, I provide short-term funding for investors who need reliable capital for EMDs and double closes. I focus on clean deals, disciplined underwriting, and clear communication so funds land when they're supposed to.
Family-first and relationship-driven, I'm not here to fund everything. I'm here to protect capital, keep transactions tight, and help serious operators close with confidence.
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