Services
Funding built around how deals actually close.
Every engagement is a written joint venture on a single deal. You'll know the amount, the cost, and the repayment terms before any money moves — and it moves through escrow, not hands.
01 — Earnest Money Deposits
Secure the contract without draining your reserves.
Earnest money is the deposit that proves to a seller you're serious — and in competitive markets, it's often due within 24 to 72 hours of contract acceptance. If your capital is deployed elsewhere, a good deal can slip away over a deposit.
We place the EMD directly with the title or escrow company named in your purchase contract. When the deal closes, the deposit and our agreed return come back through the settlement statement. If the deal is structured with proper contingencies and terminates cleanly, the deposit returns per the contract terms.
A strong EMD submission includes:
- Fully executed purchase and sale agreement
- Title or escrow company contact information
- Deposit amount and due date
- Your exit strategy (assignment, double close, or purchase)
- Inspection and financing contingency terms
02 — Gap Funding
Bridge the space between your lender and your closing.
Hard money and private lenders rarely fund 100% of a project. Gap funding covers the difference — down payment shortfalls, closing costs, or rehab budget gaps — so a deal that pencils doesn't stall over the last piece of the capital stack.
Because gap funding sits behind your senior lender, we look closely at the whole deal: purchase price, rehab budget, after-repair value, and your track record. Terms are structured per deal in the JV agreement, with repayment aligned to your exit — sale or refinance.
A strong gap funding submission includes:
- Senior lender term sheet or commitment
- Purchase contract and total capital needed
- Rehab scope and budget, if applicable
- ARV support (comps or appraisal)
- Exit strategy and timeline
03 — Transactional Funding
Fund the A-to-B so the B-to-C makes you money.
In a double closing, you purchase from the seller (A-to-B) and resell to your end buyer (B-to-C), often the same day. Transactional funding provides the full purchase amount for the first leg, repaid hours later when your end buyer's funds hit escrow.
Because the funding window is short and the end buyer's money is the repayment source, the key requirement is proof that the B-to-C closing is real: an executed resale contract and confirmation that your buyer's funds are ready. Both closings run through the same title company wherever possible.
A strong transactional submission includes:
- Executed A-to-B purchase contract
- Executed B-to-C resale contract
- End buyer proof of funds or lender confirmation
- Title company handling both closings
- Scheduled closing date(s)
Next step
Not sure which structure fits your deal?
Submit it anyway. Part of what we do is help you figure out the right way to fund it.
Submit your deal