EMD Funding in Pennsylvania | Swift Deal Funding
EMD Funding in Pennsylvania
EMD funding places the earnest money on a deal so a Pennsylvania wholesaler can lock up a property without committing personal cash. We send the deposit — typically $5,000 to $25,000 — directly to the closing agent handling the transaction, usually within 24 hours of a complete application and confirmation. The deposit must be refundable under the contract’s inspection or due-diligence terms, so your exposure is the funding fee, not the money itself.
In Philadelphia and Pittsburgh, where investors compete hard for off-market deals, EMD funding lets you put up a credible deposit while keeping working capital free. One caution unique to Pennsylvania: funding the EMD does nothing to satisfy the state’s wholesaling regulation or Philadelphia’s residential wholesaler ordinance. If you plan to assign the contract, handle licensing and disclosure separately — ideally by folding the required disclosures into the same contract that carries your refundable EMD language.
How EMD funding closes in Pennsylvania
Pennsylvania closes through either a title company or a real estate attorney, and attorney closings are common in eastern PA and Philadelphia. That closing agent holds the earnest money in escrow. On approval we wire the deposit straight into their escrow account, never to you, held under the contract terms. If you proceed to closing, the EMD credits toward the purchase. If you cancel inside your contingency window, the agent returns our funds and you owe only the funding fee.
We need a real closing-agent contact at application: the Philadelphia, Pittsburgh, or other PA title company or attorney, the contact name, and written confirmation that the deposit is refundable per contract.
Pricing
Two options on every EMD, your choice:
| Option | Upfront | At Close | Best for |
|---|---|---|---|
| A | 5% of EMD (min $500) | 20% of EMD | High close-through rates |
| B | 10% of EMD (min $1,000) | 0% | Predictable per-deal cost (most popular) |
A $10,000 EMD under Option B costs $1,000 total, paid once, nothing at closing.
What you’ll need
- Executed purchase contract with refundable EMD language
- Pennsylvania closing agent (title company or attorney) contact
- Written confirmation from the agent that the EMD is refundable per the contract
- Government ID
No credit check, no income verification, no tax returns. Direct lender.
A typical Pennsylvania EMD scenario
A Philadelphia wholesaler needs a $15,000 earnest deposit to secure a rowhome contract and wants to keep cash free for the next lockup. They submit a contract that ties the EMD to a 10-day inspection period and includes the disclosures their assignment will require, before 11 AM Eastern. We wire $15,000 to their closing attorney that day. They market and assign the deal; at closing the EMD credits through. Under Option B they paid a single $1,500 fee and never touched their reserves.
Apply
Submit your contract and closing-agent contact online — under ten minutes. Same-day wire is possible for complete files in before 11 AM Eastern.
Frequently Asked Questions
Does EMD funding satisfy Pennsylvania's wholesaler-licensing requirements? +
No — EMD funding just places the earnest money so you can lock a property. It doesn't address Pennsylvania's wholesaling regulation or the City of Philadelphia's residential wholesaler ordinance. If you intend to assign the contract, you still need to handle licensing and disclosure separately, especially on Philadelphia deals. We recommend building the required disclosures into the same purchase contract that carries your refundable EMD language, and confirming the wording with a Pennsylvania attorney.
Who holds the earnest money on a Pennsylvania deal? +
Pennsylvania closes through either a title company or a real estate attorney, and that closing agent holds the earnest money in escrow. We wire the deposit directly to your Philadelphia, Pittsburgh, or other PA closing agent within about 24 hours of a complete file — never to you. The contract must make the EMD refundable under the inspection or due-diligence period, and we need written confirmation from the agent that those refund terms are recognized.
What happens to my EMD if a Pennsylvania deal falls through? +
If you cancel within your contract's contingency window, the closing agent returns the refundable earnest money to us and you owe only the funding fee — never the deposit itself. That's why we require contract language tying the EMD to your inspection or due-diligence rights and written confirmation from the title company or attorney holding it. As long as you stay inside your contingencies, the deposit is protected.
Apply for EMD Funding in Pennsylvania
Submit your application online — same-day decisions for complete files before 2 PM Eastern.