Transactional funding for wholesalers, nationwide
We fund 100% of the purchase price so you can double close instead of assigning. Veteran owned, and the fee is a published number, not a conversation.
Have a contract in hand? Skip the reading and send it.
How we work
Our goal is to review your request within 30 minutes of receiving it.
A goal, not a guarantee. When a file needs longer than that, you hear it from us rather than waiting to find out. The other half of the same rule: you will always know who owns your deal and what the next step is. Nothing sits unassigned here.
The rate card
What it costs
Four products, every condition spelled out. No gap funding, and we will tell you that on the first call.
| Product | Fee | Minimum | Conditions |
|---|---|---|---|
| Double CloseA-B and B-C, same day | from 1.5% | $1,500 | Tiered on the amount we fund: 1.5% up to $1M, 2.5% up to $5M, 3% above $5M. No up-front fee. Add 1% for separate title companies, and add 1% for less than 3 days notice. Funded up to $100M. |
| EMD Fundingearnest money, up to $100,000, higher case by case | 5% | $1,500 | Up front you pay the greater of $1,500 or 5% for every 30 days, non-refundable, and it pays for transaction coordination and underwriting. Runs 30 days, 60 maximum with an extension, and the extension costs a second fee equal to the up-front one. Plus 20% of the amount borrowed at closing. Seller and buyer both sign a mutual release, and requests over $20,000 need a notarized limited power of attorney. |
| Stack Methoddown payment behind a new DSCR loan | 2.5% | $2,500 | Funded up to $1M; larger deals need a pre-approval conversation, and proof of funds on those costs 1% up front. Tier 2 adds our transaction coordinator at $1,400 up front; Tier 1 is funding only with no coordination fee, and is rarely approved. The first-position lender has to permit subordinate financing, so that is the first question we ask. |
| Liquid POFfunds shown in your entity's account | 1% | $1,500 | For sellers and title companies that will not take a letter. Paid up front by invoice. No property, no title, no appraisal. Your purchasing entity's account has to carry outgoing wire and ACH limits for the full POF amount, verified by screenshot, and that setup is usually the whole timeline. |
Every surcharge above gets quoted to you before you commit. Nothing appears for the first time on a settlement statement.
The mechanics
How a double close actually works
Two back-to-back closings on the same day. The seller sells to you in the A-B transaction, funded by us. You sell to your end buyer in the B-C transaction, and our funds come back out of those proceeds. Your assignment fee becomes a resale spread, your buyer never sees what you paid, and the seller never sees what you sold for.
One thing most wholesalers leave on the table: escrow can stay open between the two closings. Two transactions normally means paying title, escrow, and recording twice. The title company can instead leave escrow open for the B-C side rather than closing it out and reopening. It has to be requested, it is never offered automatically, and both closings have to sit at the same title company. That is the same condition that keeps our fee at the flat 1.5%. Ask before the contract is signed.
What gets checked on a double close
This is the actual review list, so you can pass it before you send rather than after we reply:
- Two signed contracts. A signed A-B contract or assignment, and a signed B-C contract. One PSA is the most common reason these come back.
- The A-B buyer is the B-C seller, and is the person making the request. The address on the contract matches the request.
- The B-C amount is higher than the A-B amount, with enough spread to cover the fee.
- Close of escrow the same day. If the two sides do not close the same day, it is not a double close and we are not the right funder.
- Your B-C funds are receipted first, and all other paperwork signed. We fund behind your end buyer's money, not ahead of it.
- Closing at two title companies? Introduce us to both, not just yours.
How the Stack Method works
A way to buy without bringing the down payment yourself. You take a new DSCR loan to purchase, and the seller agrees to carry the down payment behind that loan. We fund that down payment at the closing table, and we are repaid when the seller's carry replaces it after purchase. That is the whole product: a short-term bridge sitting in the down-payment slot until the seller carry takes its place.
Whether you close at zero out of pocket comes down to one comparison. Add up the total cost to close, meaning the down payment plus closing costs plus our fee. If the seller carry is at least that number, you close at effectively nothing out of pocket and take the difference back at closing. If it is short, the shortfall is what you bring.
Run your deal through the calculator
One question decides the whole thing, and it is not price. The seller's carry lands in second position behind the new DSCR loan, and many DSCR lenders do not permit a second behind them at all. Where that is true, the structure cannot run through that lender at any fee, no matter how good the deal is. It is a lender guideline question, not a pricing or credit question, and it is binary.
Ask your lender two things before you ask us anything:
- Do you permit subordinate financing, and at what CLTV cap? A lender that allows a second at 95% CLTV and one that forbids it outright produce completely different answers on the same file.
- Where is the down payment allowed to come from? Some lenders that permit a second still prohibit a borrowed down payment or require seasoning, which kills the structure just as dead from the other direction.
One more thing worth knowing before you get attached to a deal: the seller-carry payment counts inside the payment stack your lender runs its debt coverage test against. It is not free to the ratio.
Do not have a first-position lender yet? You can start an application with our mortgage partner, then put those two questions to them before anything else.
Two ways to run a Stack deal
You pick one when you submit, and it changes both what you pay and what you are responsible for. The 2.5% return comes out at closing either way, and is not charged if the deal dies.
- Tier 2, funding plus our transaction coordinator. $1,400 up front, non-refundable. Our team runs the contracts and the lending logistics. This is the one that gets approved. If the seller carry is agreed, that is most of the decision, and a signed letter of intent is enough. You do not need a full contract in hand to get an answer.
- Tier 1, funding only. No coordination fee. You run your own contracts and lending logistics, and the seller carry has to be papered on its own contract rather than inside the original PSA. Be straight with yourself about this one: it is rarely approved, because these closings are complex and Tier 1 has to be structured perfectly. Expect to be pointed at Tier 2 if it is not.
Over $1M
Send it. It is not off the table, and the cap is not a wall. But it is a yes from a person rather than a form: the capital has to be raised, the lender is tougher, and proof of funds on that size runs 1% up front. Expect a conversation before an approval.
Three things we need
- The lender's funds are in escrow first. Ours go in behind theirs, not ahead of them.
- Relay for any separate bank account the structure calls for.
- We do not sign into anyone's operating agreement. We fund the down-payment slot. We do not become a member of your entity to do it.
Straight answers
What we do not fund
- Gap funding and cash to close. No product, no fee, no exceptions. We refer these into our private lender network at no charge to you.
- Earnest money that is already hard. If the deposit is non-refundable there is no collateral behind the loan. That is a no from us and a no from the network.
- End buyers buying through an assignment contract from a wholesaler. On EMD, that one is a flat no rather than a case-by-case. Other end-buyer requests we will look at.
- Rehab, fix and flip, long-term debt. We fund the transaction, not the property.
You will get that answer on the first call rather than after a week of silence.
Where we send you instead
Both of these are other people's shops, and there is no affiliate arrangement on either one. We point you at them because a dead end is not an answer.
Gap funding and cash to close
Stack Capital Funding: capital.stackcapitalfunding.com
Put Jose Cortes in the referred-by box at the bottom of their form. That box is the only thing connecting your file to us, and it is the difference between being expected and being in a queue.
Before you go, be ready to state the structure and the ask in one sentence. If you cannot do that yet, you are not ready, and sending you early spends a relationship that neither of us gets back.
Purchase loans: DSCR, conventional, FHA, VA, commercial
Start an application with our mortgage partner: www.josefundsdeals.com/loans
That is a different business from the funding on this page, run by different people under different rules. We are pointing, not underwriting.
If you are working a Stack Method deal, ask them the two questions in the section above before you get far. Whether they allow a second behind their loan decides your deal, and it is faster to ask on day one than on day thirty.
FAQ
Questions we get asked
What does EMD funding cost?
Two pieces. Up front you pay the greater of $1,500 or 5% for every 30 days, non-refundable. Then 20% of the amount borrowed when the deal closes. An EMD runs 30 days and can go to 60 with an extension, and that extension costs a second fee equal to the up-front one. This is the one product where a dead deal still costs you, because the up-front fee is not returned.
What do you need before you will fund an EMD?
First the file has to pass review: signed by both parties, you named as the buyer on the contract, the request matching the earnest money on the contract, the deposit refundable, and a full PSA rather than screenshots. On a wholesale request the inspection period also has to end more than a week out. Then four things in order. The mutual release signed by both seller and buyer. The EMD loan agreement signed, with a notarized limited power of attorney on any request over $20,000. The non-refundable up-front fee paid. Then the title company confirming the email statements. The mutual release is the one that kills deals, because it is what makes the refund payable to us instead of leaving the deposit in dispute, and it is the reason some sellers refuse. Ask whether your seller will sign it before you ask about anything else.
Do you charge upfront fees?
Not on a double close. The fee comes out at closing, and if the deal dies there is no fee, because we do not wire until closing. A Stack Method deal also costs you nothing from us if it does not close. EMD funding is the exception. There is a 5% that is and is not refundable. The earnest money itself comes back out of escrow, which is the whole point of the structure. The 5% does not come back, because it already paid for the transaction coordination and underwriting.
Do you run credit or check my experience?
No credit check from us. We underwrite the deal structure and the math, not you and not the house. On a Stack Method deal the new first-position DSCR lender runs its own credit and underwriting, and that is separate from us.
Can I get a proof of funds letter?
Yes, on approval. Send the deal, get approved, and the letter comes with the approval. We do not hand out POF letters to shop with before there is a deal we have agreed to fund.
What if the seller wants liquid proof of funds?
That is a separate service, and it is a real one. Some sellers and title companies will not accept a letter. They want to see the money sitting in an account in your buying entity's name. That runs 1% up front, $1,500 minimum, invoiced. No property, no title, no appraisal. What it does take is your side of the setup: the account has to be in your purchasing entity's name, and its outgoing wire and ACH limits have to be raised high enough to carry the POF amount, verified by screenshot. On the last one we closed, that bank setup was the entire timeline. Underwriting was never the hold-up.
What is the Stack Method?
A way to buy an investment property without bringing the down payment yourself. You take a new DSCR loan to purchase, the seller carries the down payment behind that loan, and we fund that down payment at the table until the seller's carry replaces it. The return is 2.5% with a $2,500 minimum, and nothing if the deal does not close. Tier 2 adds our transaction coordinator for $1,400 up front and is the tier that usually gets approved, on a signed letter of intent if that is all you have. Tier 1 is funding only with no coordination fee, and is rarely approved.
Will my DSCR lender allow a seller carry behind their loan?
That question decides a Stack Method deal before price or credit ever comes up, and it is binary. Many DSCR lenders do not permit a second behind them at all, and where that is true the structure cannot run through that lender at any fee. Ask them whether they permit subordinate financing and at what CLTV cap, and ask where the down payment is allowed to come from, because some lenders that allow a second still prohibit a borrowed one.
How fast will you respond to a funding request?
Our goal is to review it within 30 minutes of receiving it. A goal, not a guarantee, and when a file needs longer we say so rather than leave you waiting. You will also always know who owns your deal and what the next step is. That is separate from notice on the deal itself, which affects price rather than response time.
How fast can you close a double close or a Stack Method deal?
Give us 3 days or more and there is no rush charge. Under 3 days on a double close adds 1%, and you will hear that before you commit rather than at the closing table. Send it as early as you have it either way, because notice is the cheapest thing you control.
What states do you fund in?
All fifty. Funding follows the deal structure and the title company, not a map.
Why does a veteran-owned lender matter to me?
It does not, on its own. What matters is that we published the fee, the minimum, the surcharges, and the three deals we will not do, all on one page, before you called. Twenty-two years in uniform is where the habit came from.
Next step
Send the deal
Send the property address, the contract, your closing date, and which title company. You get a yes or a no, and if it is a no you get the reason.
Prefer email? veteraninnovativelending@gmail.com