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Transactional funding calculator.
Both legs and both sets of closing costs. The spread on the contract is never the number you keep, and this is the difference.
Priced as a flat fee on the A to B amount rather than an annual rate, because the money is out for hours. Closing is charged on both legs rather than once, which is what separates the gross spread from what you keep. Confirm your title company will close both legs before you contract, and verify the end buyer's funds yourself.
Net to you
$26,375 net after $8,625 of cost, with closing paid on both legs. Verify the end buyer's funds before you contract: their financing is the entire risk in this structure.
Get terms on this deal
This sends the numbers above straight to me. You get a written term sheet inside 24 to 48 hours, and a straight answer if it does not work.
How to read it
What the number means.
The spread between what you buy at and what you sell at is the number on the contract. It is not the number you keep. A double close is two transactions, which means two sets of closing costs, and the funding fee comes out on top of that.
None of that makes a double close the wrong choice. It is often the only structure that works, because assigning a contract exposes the spread to the seller and some end buyers cannot get financing on a property the seller no longer holds. The point is to know the real figure before you commit to a closing date.
The structure depends entirely on the end buyer's money arriving that day. If it does not, nothing funds, which is why the B to C buyer gets verified before the A to B leg rather than after.
Questions
About the arithmetic.
Why are there two sets of closing costs?
Because there are two closings. You buy the property and then you sell it, both on the same day at the same title company, and each transaction carries its own costs.
Is a double close always better than assigning?
No. Assigning is simpler and cheaper when the seller has no objection and the end buyer's financing allows it. A double close earns its cost when the spread is large enough that showing it would kill the deal, or when the end buyer's lender requires the seller to hold title.
When is the funding fee charged?
At closing, out of the proceeds. There is no upfront fee, no application fee and no charge for a proof of funds letter.
What happens if my end buyer does not close?
Then the double close does not happen and nothing funds. The whole structure depends on their money arriving that day, which is why they are verified first.
Method
Where these numbers come from.
Transactional funding for wholesalers: same-day A to B to C
Same-day funding for the A to B leg of a double close, with a proof of funds letter issued ahead of it. What is offered, what it needs, and how it works.
Double close funding: how A to B to C actually works
Two closings, one day, funded by money that exists for about an hour. The mechanics, the paperwork, and where double closes actually go wrong.
Proof of funds letters: what they are and how to get one today
A proof of funds letter is what makes a seller treat your offer as real. Here is what a good one says, what makes one worthless, and how to get one same day.
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This is an estimating tool. It runs arithmetic on the figures you enter using the assumptions stated above, and changing an assumption changes the answer. The result is not a quote, an approval, an appraisal, a valuation, or a prediction of what a property will sell for, and it does not commit anyone to lend. Costs, taxes and market conditions vary by location and change over time. Check the numbers that matter against your own contractor, agent and professional advisers before you commit to a deal.
When the numbers work
Get it priced.
A calculator cannot see your property. Send the deal and you get written terms in 24 to 48 hours, with no credit pull to get a number.