Transactional & gap funding for real estate investors
Fund the first close. Keep the whole spread.
Same-day capital for the A → B leg of a double closing, and gap advances that cover the shortfall keeping a scheduled closing from funding. Both wired to your title company. Both repaid off the settlement statement the same day.
Business-purpose funding only · Non-owner-occupied property
No credit check · No appraisal · Funds go to the closing table, never to you
Settlement statement — illustrative
Double close, funded
Same day
How a double close actually funds
01 — MechanicsYou have a property under contract and an end buyer ready to pay more. The two closings happen back to back at the same title company. Our money sits in between them — long enough to buy the property, and not a minute longer.
The seller
Your original contract. They get paid in full at the first closing and walk away — they are never asked to wait on your end buyer.
You
You take title with our funds, then resell immediately. Your assignment fee stays private — the end buyer sees a purchase, not a spread.
The end buyer
Their cleared funds or lender proceeds hit escrow, the second closing records, and we are repaid out of that wire. Same day.
Gap advances work on the same principle. The money goes to your closer, never to you, and it is repaid at the closing table the same day — no monthly payments and nothing left outstanding. The structure is built around protecting the closing, and we walk you through exactly how it works when you call.
Two ways we put money in the deal
02 — ProgramsBoth programs are short term, both are wired to your closer rather than to you, and both are repaid at the closing table. Neither one carries interest or monthly payments.
Transactional funding
Short-term capital for the A → B leg of a same-day double closing. You close, resell, and we are repaid out of the second closing. Priced as a flat fee, not an interest rate.
- Signed A → B and B → C purchase contracts
- End buyer with cleared funds or an approved lender
- A title company or closing attorney that will run both legs
- Draft settlement statements for both closings
Gap funding
The shortfall standing between a scheduled closing and the recorder’s office. We wire the gap to your title company so the deal can fund, and it comes back to us at that same closing — same day, flat fee, nothing carried past the table.
- Executed contract with a scheduled closing date
- A closer who will work with us on the file
- Enough proceeds at closing to cover the advance
- A short call to confirm the structure fits your deal
Run the numbers before you call anyone
03 — CostChange any figure. The statement on the right recalculates as you type — the same lines your closer will put on the settlement statement.
Fees shown are our standard starting point, not a quote. Transactional deals are priced once we see the contracts and proof of the end buyer’s funds. Gap advances are quoted after a short call, since the structure depends on how your closing is set up.
Estimated
Transactional funding
Same-day close
From submitted to wired
04 — ProcessSend the deal
Both contracts, the property address, your closer’s contact, and proof the end buyer can perform.
Term sheet
Same business day in most cases. One page: amount, fee, conditions to fund. No application fee.
Docs to title
We send funding instructions and our note straight to your escrow officer and confirm both statements.
Wire in
Funds land in escrow ahead of the A → B closing, conditioned on the B → C closing happening the same day.
Repaid at C
Your buyer’s funds clear, both deeds record, and we are paid off the second settlement statement.
Who this is built for
05 — FitWholesalers
You have a spread you would rather not publish on an assignment addendum, or a contract that forbids assignment outright. Double close it instead.
Fix-and-flip investors
The file came up short days before closing — a payoff came in higher, a lien surfaced, the lender trimmed its advance. We wire the difference so the closing still records on schedule.
Agents and dispositions teams
You control both sides of a back-to-back and need the middle funded without your client fronting cash.
Note and REO buyers
Tape deals and portfolio takedowns where a same-day resale is already committed in writing.
New investors
No track record required on a transactional deal — the end buyer’s funds are the underwriting.
Out-of-state buyers
We work with your closer wherever the property sits, as long as the state and underwriter permit simultaneous closings.
About us
06 — AboutWith more than 21 years of experience in the real estate industry, our foundation was built through firsthand involvement in countless real estate transactions, including wholesale deals, property rehabs, investment property financing, acquisitions, and investor-focused lending.
Over the years, we have gained a deep understanding of what it actually takes to move an investment property from opportunity to successful closing. We understand the documentation lenders require, how properties and borrowers are evaluated, the challenges that can arise during underwriting, and—most importantly—how to anticipate and address potential issues before they prevent a transaction from closing.
We started this company because we saw a need for something more than simply connecting investors with financing. Investors need a knowledgeable partner who understands the entire transaction.
Our experience allows us to look at a deal from both the investor’s and lender’s perspective. We understand that every transaction is different, and our goal is to help identify the right financing solution, prepare the transaction properly, navigate lender requirements, and work through obstacles that may arise along the way.
Whether an investor is purchasing a property to rehab and resell, building a rental portfolio, refinancing an existing investment, or completing a wholesale transaction, we bring more than two decades of real-world knowledge to the table.
Our mission is simple: help real estate investors structure stronger transactions, secure the financing they need, and get more deals successfully to the closing table.
We don’t just understand real estate financing. We understand the deal behind the financing.
Questions closers actually ask
07 — FAQWhat exactly is transactional funding?
Very short-term capital — usually hours — that buys a property on the A → B leg of a double closing so it can be immediately resold on the B → C leg. It is repaid in full out of the second closing on the same day. Because the exit is already contracted and funded before we wire, it is priced as a flat fee rather than an interest rate.
Do you fund the B → C side too?
No. The end buyer brings their own cleared funds or their own lender’s proceeds — that money is what repays us. If your end buyer needs financing to close, they need to have it approved and clear to close before we fund the first leg.
Will my title company allow a same-day double close?
Not all of them will, and it varies by state and by title underwriter. Some closers require the two transactions to be separately funded rather than using the C buyer’s money to fund the A close — which is exactly the problem transactional funding solves. A handful of states are “dry funding” states where recording happens before disbursement, which changes the timeline.
Send us your closer early. If they will not run it, we can usually point you to one in that market who will.
What if the end buyer’s lender requires title seasoning?
This is the most common reason a double close dies. FHA restricts resales within 90 days of your acquisition, and many conventional and portfolio lenders have their own seasoning or “anti-flipping” overlays on top of that. Confirm the end buyer’s loan program before you spend money on a title commitment. Cash buyers and most hard money lenders are unaffected.
Do you pull credit or order an appraisal?
No, on either program. We underwrite the closing, not the borrower: signed contracts, a clean title commitment, verified funds on the buyer’s side, and a settlement statement that pays us at the table. Since nothing is outstanding after the deal records, there is nothing for a credit score or an appraisal to tell us.
How fast can you fund?
A complete file submitted in the morning normally gets a term sheet the same day and can fund within 24 to 48 hours. The bottleneck is almost never us — it is the title commitment, the payoff, or the end buyer’s wire.
What does gap funding cost?
A flat fee on the amount we advance — no points, no monthly rate, no interest, because nothing stays outstanding past the closing. The advance and the fee are repaid together at the closing table on the day the deal funds.
How does the gap advance actually get repaid?
At the closing itself, out of the proceeds — not on a payment schedule afterward. The documentation is straightforward and your closer handles it as part of the file, with nothing recorded against you and no lender consent to chase.
The exact structure depends on how your closing is set up, so this is a five-minute conversation rather than a paragraph on a website. Send us the deal or call and we will walk you and your closer through it before anything is committed.
Do you fund earnest money or double-close on owner-occupied homes?
Earnest money deposits are available on select deals alongside a funding commitment. We do not make consumer-purpose or owner-occupied loans of any kind — everything here is business-purpose funding on investment property, closed in the name of an entity.