Earnest money, wired — without draining your reserves.
We fund earnest money deposits up to $100K for wholesalers assigning contracts, so you can lock up the next deal while your capital keeps working elsewhere.
EMD funding, explained.
What EMD funding is, when it’s the right tool, and answers to the questions that come up on almost every client call.
Still have questions after watching? Book an EMD call — it’s free.
What is EMD funding?
Earnest money is the good-faith deposit that goes to title or escrow shortly after your offer is accepted — often a four- or five-figure check that leaves your account days or weeks before you ever get paid on the deal.
EMD funding is a micro-loan that covers that deposit for you. We wire the funds directly to the title company under a simple JV agreement. When your deal closes, the deposit comes back through escrow and we’re repaid out of the proceeds — you keep your reserves for the deals, marketing, and dispo work that actually grow your business.
This program is built for wholesalers assigning the contract. If you’re double closing your exit, double close funding is the right tool instead.
When EMD funding makes sense.
- Your capital is spread across several active deals and the next deposit is due now.
- An assignment fee is coming, but it lands after the EMD deadline.
- A seller wants a bigger deposit to take your offer seriously.
- You’re scaling and want dry powder for marketing instead of escrow.
- You’re an end buyer — we can fund your EMD with an addendum extending the inspection period through closing.
- You want a funding partner on file for every future deposit, not a one-off scramble.
How EMD funding works.
Submit the deal
A-B purchase contract, wire instructions from title, key dates, and the deposit amount — all on our portal.
We review and approve
The 5% up-front fee covers underwriting and processing, and our team starts working your file immediately.
Protect the deposit
In mutual-release states the seller signs a release — in the contract or via our addendum — agreeing the EMD comes back if you cancel inside inspection.
We wire the EMD to title
Your deposit hits escrow and the contract is secured. Typical turnaround is under 48 hours.
Close and settle
At closing the deposit returns through escrow and our 20% back-end fee is paid from proceeds. Deal dies in inspection? The EMD comes back and you’re only out the up-front fee.
The questions we hear most.
What does EMD funding cost?
5% up front plus 20% when the deal closes, with a $1,500 minimum return. Duration and risk can shift the number on a specific deal — you’ll know the exact cost before we wire.
Why is there an up-front fee?
Our transaction coordinators underwrite and work every file — including the ones that cancel. The 5% covers that cost, and it’s significantly lower than what most funders charge at closing. If you’re confident in your deal, you come out ahead.
What if my deal cancels during inspection?
The deposit is sent back from escrow and your only cost is the up-front fee. That’s exactly why we require the mutual-release protection before wiring.
Can you fund EMD for end buyers?
Yes — if you and the seller sign an addendum extending the inspection period through the close of escrow. We send the details once your deal is submitted.
How big a deposit will you fund?
Up to $100K per deal. We’ve funded deposits from a few hundred dollars up — no deal is too small to protect.
Don’t let a deposit kill your deal.
Book a free EMD call to pressure-test your deal, or submit it now and we’ll start the review.
Different exit? See Double Close · Stack Method