Transactional Funding for Wholesale Real Estate Investors
Fund 100% of your double close — same-day, no appraisal, no money out of pocket. Houston-based direct lender. 42 states. Flat 2% fee.
- 100% Funded
- Same-Day Close
- No Appraisal
- Up to $1M
AAPL Member · Houston-Based Direct Lender Since 2016 · NMLS #1979189
When a wholesale deal needs the wholesaler to actually own the property for a moment before selling it to the end buyer, you need cash to close the first leg — fast, with no money out of pocket. That’s transactional funding: short-term financing that funds 100% of your purchase so you can double-close and resell the same day. At Tidal Loans we fund the entire purchase price and closing costs, charge no upfront fees, and can close on very short notice. Our wholesalers come to the table with no money down, nationwide.
We’ve financed real estate investors as a direct lender since 2016, and transactional funding is one of the simplest, fastest products we offer — because there’s no borrower underwriting in the traditional sense. The end buyer’s funds close out the deal the same day, so we’re not lending against your credit or income. We’re simply bridging the few hours between your purchase and your sale.
What Is Transactional Funding?
Transactional funding is a short-term hard money loan that wholesalers use to buy and immediately resell an investment property the same day. It’s often called a “double close” or an A-B / B-C transaction. The original seller is Party A, you (the wholesaler) are Party B, and your end buyer is Party C. Party A sells the property to you, and the same day you sell it to Party C — with our funds covering the A-to-B closing so you never bring your own cash.
It’s different from assigning a contract. With an assignment, you simply transfer your purchase contract to the end buyer for a fee. With transactional funding, you actually take title for a moment, which is necessary in situations where you can’t assign — and it keeps your profit private. That distinction is exactly why wholesalers reach for it.
Why Wholesalers Use Transactional Funding
There are several reasons a wholesaler needs to double-close instead of assigning:
The property isn’t assignable. When the property is owned by a government agency, an REO, Fannie Mae, or Freddie Mac, the contract typically can’t be assigned to a third party — so you have to close on it yourself and resell. Transactional funding makes that possible without your own capital.
Credibility at the closing table. Using transactional funding lets you present as a cash buyer to the seller, rather than scheduling cash investors to tour the property and hoping they close on time. Sellers take cash buyers more seriously.
Keeping your profit private. On a strong deal, your assignment fee might be large enough that an end buyer balks at seeing it on the closing statement. With a double close, your profit isn’t disclosed on the end buyer’s closing statement — the two transactions are separate.
State licensing and assignment restrictions. Several states — including Texas, Illinois, Oklahoma, and Indiana — have enacted laws that require a real estate license to assign wholesale contracts. A double close sidesteps that issue because you’re conducting two standard purchase-and-sale transactions rather than assigning a contract, which means you’re operating as a principal buyer and seller in each leg. If you wholesale in a state with assignment restrictions, transactional funding makes the double close your cleanest path.
Seller and agent comfort. Some sellers and their listing agents aren’t familiar with contract assignments, or they’re simply uncomfortable with the idea. A double close looks and feels like a normal sale to the seller — they sell to you, they get paid, the transaction closes. There’s no unusual paperwork to explain, no “and/or assignee” language to negotiate into the contract, and no risk of the seller’s agent killing the deal over something they don’t understand.
Program Highlights
Our transactional funding program is built to be fast and frictionless:
- 100% funding — purchase price, closing costs, and fees
- No credit check — we don't run your credit
- No upfront fees
- No down payment
- No appraisal required
- No income, employment, or asset documentation
- No prior experience required — prior bankruptcy, foreclosure, or short sale is okay
- Same-day / next-day closings on short notice
Because the end buyer’s purchase closes out our loan the same day, none of the usual borrower underwriting applies — which is why “no credit check” is genuinely true here, unlike most real estate loans.
Fees, Limits & Terms
We keep the cost simple. There are no upfront fees — just a flat 2% transaction fee. There’s no minimum deal size, and our maximum is $1,000,000 per transaction. Approval requirements are minimal: we don’t run your credit or ask for bank statements or tax returns. If your deal needs a longer hold than a same-day close, that’s not a product we offer — but extended transactional funding is worth understanding if you’re evaluating your options.
How a Transactional Funding Deal Actually Works: A Real Example
Say you have a property under contract for $120,000 from a motivated seller, and you’ve lined up an end buyer at $155,000. Here’s how the numbers work.
Worked Example
We fund the full $120,000 purchase price plus closing costs for the A-to-B closing. Your end buyer closes the B-to-C transaction the same day at $155,000. Our loan is repaid from the B-to-C proceeds, along with our 2% transaction fee, and your gross profit is the spread minus the fee and your share of closing costs — and you never had a dollar of your own capital at risk. No underwriting, no appraisal, no credit pull. The only thing that has to be true is that your end buyer is ready to close the same day.
Transactional Funding vs. Hard Money
Investors often ask whether transactional funding is the same as hard money, and the answer is that it’s a specialized type of hard money. A standard hard money loan funds a purchase or rehab that you hold for months while you renovate and sell or refinance — it’s underwritten on the property and runs for a term. Transactional funding is far shorter: it exists only for the same-day double close, where your end buyer is already lined up and their funds repay our loan within hours. If you’re buying to renovate and flip, you want a fix and flip loan; if you’re double-closing a wholesale deal, you want transactional funding.
Proof of Funds
Making credible offers means having a letter in hand that shows sellers and agents you can close. We provide pre-approval letters for your transactional deals, so you can present with confidence and move quickly when a deal comes together. A strong pre-approval letter from a direct lender is often what gets your offer taken seriously, especially on non-assignable and REO deals where the seller needs certainty.
Coverage
Houston is our home market — our office is here, our team lives and invests here, and we’ve funded more transactional deals in the Houston metro than anywhere else. That local presence means we know the title companies that handle double closes smoothly and can move faster on Houston deals than a national-only lender.
Beyond Houston, we provide transactional funding for wholesalers in 42 states. The main variable is the title company — not every title company allows double closes, so we always recommend confirming with your title company or closing attorney that they handle simultaneous closings before you schedule. If you have an end buyer lined up and a title company that supports the structure, we can fund the A-to-B leg.
Frequently Asked Questions
Transactional funding is short-term financing that lets a wholesaler buy a property and resell it the same day — a “double close.” It funds 100% of your purchase so you take title for a moment, then your end buyer’s purchase closes out the loan within hours. It’s used when a contract can’t be assigned, when you want to appear as a cash buyer, or when you want to keep your profit off the end buyer’s closing statement.
Correct — we don’t run your credit, and we don’t ask for income, employment, bank statements, or tax returns. This is genuinely true for transactional funding, unlike most real estate loans, because the end buyer’s same-day purchase repays our loan within hours. There’s no borrower risk to underwrite, so prior bankruptcy, foreclosure, or short sale is no problem, and no prior experience is required.
There are no upfront fees — just a flat 2% transaction fee. There’s no minimum deal size, and our maximum is $1,000,000 per transaction. Because there’s no appraisal, no down payment, and no borrower documentation, the cost is straightforward and you bring no money to the table at closing.
We can close on very short notice — same-day or next-day funding is standard, since the structure is built around a same-day double close. As long as your end buyer is lined up and ready to close, we can have your A-to-B purchase funded quickly. Speed is the whole point of the product, so we move as fast as the title company and your buyer allow.
Yes. We provide pre-approval letters for your transactional deals, which helps you make credible offers and show sellers and agents that you have a direct lender behind your deal. A strong pre-approval letter is often what gets your offer taken seriously, especially on non-assignable and REO deals.
Yes — we fund transactional deals in 42 states. Houston is our home market and where we’ve funded the most deals, but we provide transactional funding for wholesalers across the country. The key thing to confirm on your end is that your title company or closing attorney allows double closes — not all of them do. If the title company supports the structure and you have an end buyer ready for a same-day close, we can fund it.
Our transactional funding is built for same-day double closes — if the B-to-C leg doesn’t close the same day, the deal doesn’t work under this program. That’s why it’s critical to have your end buyer confirmed and ready before you schedule. If you’re concerned about a gap between your purchase and resale, extended transactional funding is a related product worth understanding, though it’s not something we offer ourselves. The best way to avoid the problem is to coordinate closely with your title company and your buyer’s lender (if they’re financing) well before closing day.
Have a wholesale deal ready to double-close?
Get same-day transactional funding — 100% of the purchase, flat 2% fee, no money out of pocket.