Stack Funding in Pennsylvania | Swift Deal Funding
Stack (Morby Method) Funding in Pennsylvania
Stack funding handles the creative-finance gap: a seller agrees to carry back a note covering the buyer’s down payment, but the closing agent still needs actual cash in the transaction to close. Stack supplies that money at the table, and the recorded seller-carry note repays our funds plus a flat 2.5% fee. In Pennsylvania’s Philadelphia- and Pittsburgh-centered markets, funded amounts typically run $30,000 to $100,000, with capacity to $10 million.
Stack is principal-side acquisition financing — you’re buying the property, not assigning a contract — so it sits apart from the assignment activity that Pennsylvania regulates and the City of Philadelphia licenses through its wholesaler ordinance. That distinction is useful, but not absolute: if any leg of your structure involves assigning equitable interest, the state’s rules and Philadelphia’s ordinance can still apply. Confirm your specific structure with a Pennsylvania attorney, especially on Philadelphia deals.
How Stack closes in Pennsylvania
Pennsylvania’s wet-funding rule keeps the Morby Method straightforward. Our cash is in the closing agent’s escrow before anything records. On closing day the agent records the deed, records your seller-carry note in second position, and disburses to the seller; our note then repays our funds plus the 2.5% — usually the same business day. PA closes through either a title company or an attorney, and attorney closings are common in the east and Philadelphia, so your closing agent may be a lawyer. We confirm with them in advance that the carry-back will record exactly as your contract specifies.
Pricing
Flat 2.5% of the funded amount. No upfront fees — collected through the closing statement.
| Funded Amount | Fee | Example |
|---|---|---|
| $50,000 | 2.5% | $1,250 |
| $100,000 | 2.5% | $2,500 |
| $500,000 | 2.5% | $12,500 |
| Up to $10,000,000 | 2.5% | $250,000 |
What you’ll need
- Executed purchase contract with seller-financing terms
- Seller carry-back large enough to cover the required down payment plus closing costs
- Pennsylvania closing agent (title company or attorney) prepared to record the second-position note immediately after closing
- Written confirmation from the agent that the note will record as agreed
A typical Pennsylvania Stack scenario
A Pittsburgh investor structures a subject-to acquisition where the seller carries back $45,000 — covering the down payment and closing costs on a $210,000 house. The lender’s terms require that $45,000 to hit the deal to close. We fund it. The closing agent records the deed and the seller-carry note in second position, then repays our $45,000 plus the $1,125 fee from the recorded note, same day. The investor acquires the property with no personal cash at the table — as a principal, not an assignor — and the seller’s note clears our repayment.
Apply
Submit your purchase contract and seller-financing terms online. We coordinate the carry-back recording directly with your closing agent.
Frequently Asked Questions
How does Stack funding relate to Pennsylvania's wholesaler-licensing rules? +
Stack funds the cash needed to close a seller-financed deal you're acquiring as a principal, not a contract you're assigning — so it sits differently from the assignment activity Pennsylvania regulates and Philadelphia licenses. That said, if any part of your structure involves assigning equitable interest, the state's wholesaling rules and Philadelphia's ordinance can still reach you. Run your specific creative-finance structure past a Pennsylvania attorney to confirm where you stand, particularly on Philadelphia properties.
Can a Pennsylvania closing agent record the seller-carry note same-day? +
Yes. Pennsylvania is a wet-funding state, so our cash is in the closing agent's escrow before recording. The agent — a title company or attorney — records the deed, records your seller-carry note in second position, and our note then repays our funds plus the flat 2.5%, typically the same business day. We confirm with your Philadelphia or Pittsburgh closing agent in advance that they'll record the carry-back exactly as your contract specifies.
What Pennsylvania deals are a good fit for Stack? +
Stack fits Philadelphia and Pittsburgh subject-to and owner-finance acquisitions where the seller carries a note covering the buyer's down payment, but the closing agent still needs real money in the deal to close. With PA's moderate price points, carry-backs of $30,000 to $100,000 are common, and Stack supplies that amount at the table. The recorded second note repays us plus 2.5%, so you acquire with no personal cash committed at closing.
Apply for Stack Funding in Pennsylvania
Submit your application online — same-day decisions for complete files before 2 PM Eastern.