EMD Funding
EMD funding up to $500,000 for real estate wholesalers and investors. We fund the earnest money deposit so you can lock up the property without tying up your own cash. Two transparent pricing options. Same-day wire possible for complete files. Refundable EMDs only — funds recovered at close or contract termination within the inspection contingency.
Per single transaction
Nationwide
Same-day possible
How much does EMD funding cost?
Choose the pricing option that fits your deal cadence. Fees apply to the EMD amount, not the property purchase price. All fees disclosed in writing before commitment.
5% upfront + 20% at close
Minimum $500 upfront. Pay the larger portion only if the deal closes.
Example: $20,000 EMD = $1,000 upfront + $4,000 at close = $5,000 total if the deal closes.
Best for: wholesalers comfortable with variable per-deal cost based on close-through rate.
10% upfront + 0% at close
Minimum $1,000 upfront. One predictable fee regardless of close outcome.
Example: $20,000 EMD = $2,000 upfront total. Nothing additional at closing.
Best for: most wholesalers prefer this — predictable cost, faster math on deals.
What do I need to apply?
EMD funding has the lightest documentation requirements of any of our products. We do not check credit, verify income, or require tax returns. Submission requirements:
- Fully executed purchase contract. The contract must include an inspection or due-diligence period with refundable EMD language. We confirm the refundable status with the title company before disbursing.
- Title company / closing attorney contact information. We coordinate directly with title. The title company holds the deposit in escrow per the contract terms.
- Borrower identification. Government ID. Used for our anti-fraud verification.
- Written confirmation from title that EMD is refundable. Standard requirement before we wire funds.
No personal financial statements, no tax returns, no proof of income. The deal documents are what matters.
When is EMD funding the right product?
EMD funding fits scenarios where you need to lock up a property quickly but do not want to commit your own cash before knowing whether you have an end buyer.
- → You are wholesaling and the seller requires a deposit before you have a buyer lined up
- → You have multiple deals in inspection at once and your capital is tied up
- → A motivated seller wants a deposit larger than your usual to take the property off market
- → You want to make multiple offers in a hot market without spreading your own EMD across them
- → End-buyer scenario — your buyer needs EMD funding during their inspection period
EMD Funding — All 50 States
Click any state for emd funding pricing details, market context, and application links specific to that state.
EMD Funding — 50 Most Active Markets
City-specific emd funding pages with local market context for high-volume real estate investor cities.
EMD Funding FAQ
What is EMD funding and when do I need it? +
EMD funding provides the cash for an earnest money deposit when a wholesaler or investor signs a purchase contract. You need it when you are locking up a property and the seller requires a deposit before the inspection period ends, but you do not want to tie up your own capital while you find an end buyer or complete due diligence. We send the deposit to the title company within 24 hours and recover it when the deal closes or the contract terminates within the inspection contingency.
Is the EMD refundable? +
It must be. We only fund EMDs that are refundable per the contract terms — typically during the inspection or due diligence period. The title company must confirm in writing that the deposit is refundable before we send funds. If the deposit becomes non-refundable (you go past the contingency period), the funds you owe us also become non-refundable.
How much does EMD funding cost? +
We offer two pricing options. Option A: 5% upfront ($500 minimum) plus 20% at closing. Option B: 10% upfront ($1,000 minimum) with nothing at closing. Most wholesalers prefer Option B for predictability. Pricing applies to the EMD amount, not the property purchase price. A $20,000 EMD under Option B costs $2,000 total — paid once, no fees at closing.
What is the maximum EMD amount you fund? +
Up to $500,000 per deal. Most EMDs we fund are between $1,000 and $25,000, but we have funded deposits up to the cap for larger commercial transactions.
Do you also fund EMDs for end buyers? +
Yes. We fund refundable EMDs for end buyers during their inspection or due-diligence period, with the same requirement: written title company confirmation that the deposit is refundable per contract terms.
How quickly can EMD funding hit the title company? +
EMDs are typically wired within 24 hours of title confirmation. Same-day is possible for complete files submitted before 11 AM Eastern. Title company contact info is required at application — we coordinate directly with them.
Apply for EMD funding
Submit your contract and title company contact online. Wired within 24 hours of confirmation. Same-day possible for complete files before 11 AM Eastern.