We offer transactional funding - earnest money deposits (EMD), double close, and stack method deals. Every deal is reviewed with the same standard: clear terms, fast turnaround, and a structure that matches how it actually works.
We cover the earnest money deposit so your contract stays secured without tying up your own capital before closing. Built for investors moving on multiple contracts at once who need deposit capital to stay liquid. We can also fund EMD for end buyers, provided you and the seller sign an addendum extending the inspection period through the close of escrow.
What we check: All contracts signed and executed by both parties, whether the EMD is refundable, and whether the inspection period runs at least 7 days out.
What you'll sign: A mutual release agreement (signed by the seller) and an EMD agreement confirming we will fund the deal. We'll also need an introduction to your title company to sign off on the agreed terms.
Fees: A flat 5% up-front return on all EMD deals, plus an additional 20% at closing. Deals running past 30 days carry an additional fee. The 5% is non-refundable, with a $1,500 minimum.
Two back-to-back property sales on the same day, involving three parties: the original seller, the investor, and the end buyer. You purchase from the seller and simultaneously sell to the end buyer at a higher price. We come in as the AB funder so you close the first transaction without tying up your own capital.
What we check: Both the AB and BC contracts signed and executed by all parties, matching buyer/seller names and addresses across both, enough spread between the two deals to cover all fees and closing costs, and both contracts set to close the same day.
How it runs: You introduce us to your title company as the AB funder. We confirm the amount to be funded and sign off on the final payoff (HUD) showing the safe return of our capital. Before disbursement, we confirm all end-buyer funds are in first and all documents are signed - then funds go out immediately.
Fees: A flat 1.5% on same-title-company double closings up to $1M with at least one week's notice. Faster turnarounds or separate title companies carry an additional 1%. Minimum return of $1,500 on smaller deals.
Layered financing using a seller carry-back or DSCR loan. The buyer takes a new loan to purchase the property, then agrees with the seller to finance the down payment behind that loan. If your deal matches this structure and your lender approves, we fund the down payment for the first transaction until it's replaced by the seller financing as agreed.
What we check: Whether the seller has clearly agreed to a carry-back structure, and whether the carry is enough to cover closing costs and fees.
How it runs: We send our full setup guide, including VIP links for setting up your bank account and contracts confirming our funding agreement and clarifying our role for transparency with your lenders. From there we schedule an intake call to review the deal and confirm we can get it to the finish line, then set you up in our dashboard to communicate with our team through every step.
Fees: A flat 2.5% minimum on Stack Method deals with at least one week's notice. Faster turnarounds are reviewed case by case. Minimum return of $2,500 on smaller deals.
The right structure is usually decided by what you are trying to protect: your deposit, your closing, or your down payment.
| Method | Use it when | Fee | Notice | Minimum |
|---|---|---|---|---|
| Earnest Money Deposits | You need to lock a contract without tying up your own cash, often across several deals at once | 5% up front, plus 20% at closing | Inspection period at least 7 days out | $1,500 |
| Double Close | You are closing A-to-B-to-C on the same day and need capital for the first leg | 1.5% same title company up to $1M; add 1% for split title or rush | One week for best pricing | $1,500 |
| Stack Method | Your buyer has a new loan and the seller has agreed to carry the down payment behind it | 2.5% flat minimum | One week; faster reviewed case by case | $2,500 |
Not sure which applies? Run the numbers in the deal analyzer or send it over and we will tell you.
Short-term capital that exists for the length of a real estate transaction rather than for a term of years. It covers a specific gap - an earnest money deposit, the A-to-B leg of a double close, a down payment behind a seller carry - and is repaid at closing, usually within days. It is priced as a fee on the deal, not as an interest rate over time.
A hard money loan is underwritten against the property and carries monthly interest across a hold period. Transactional funding is underwritten against the transaction: the contracts, the spread, and the closing timeline. There is no monthly payment because there is no hold. If your deal has a defined exit at closing, this is the cheaper instrument. If you are holding and rehabbing for months, it is not.
Up to $100,000 per deal. Fees start at a flat 5% up front with a $1,500 minimum, plus an additional 20% at closing. Deals that run past 30 days carry an additional fee.
Yes. It requires an addendum, signed by you and the seller, extending the inspection period through the close of escrow.
Both the AB and BC contracts signed and executed by all parties, matching buyer and seller names and addresses across both, enough spread between the two to cover all fees and closing costs, and both contracts set to close the same day. We also need an introduction to your title company as the AB funder.
A week gets you the best pricing. Double closings at a single title company up to $1M are a flat 1.5% with at least one week's notice; faster turnarounds or separate title companies carry an additional 1%. Stack Method deals are a flat 2.5% minimum with a week's notice, with faster timelines reviewed case by case.
The 5% on EMD deals is non-refundable. That is why we check whether the deposit itself is refundable, whether the inspection period runs at least seven days out, and whether every contract is fully executed before we commit capital. The review is there to keep both of us out of a deal that was never going to close.
No, but the structure matters. On a double close, keeping both transactions at the same title company holds your fee at 1.5%; splitting them across two companies adds 1%. Whichever you use, we need an introduction so they can sign off on the agreed terms and, on double closings, confirm the final payoff before disbursement.
On a double close, after we confirm the end buyer's funds are in and every document is signed. Once both conditions are met, funds go out immediately - the wire is not the bottleneck, the file is.
Within one business day. If you already have a closing date set, note it in your submission so we can work backward from it.
Elraeon Capital funds in partnership with iFundWise. Your deal is underwritten by us and backed by their capital. The figures below are theirs, not ours.
Figures provided by iFundWise, current as of August 1, 2026. Elraeon Capital is a separate company; these are our partner's results, not a representation of Elraeon Capital's own transaction history.
Everything below is verifiable on this site, before you ever send us a deal.
Our fees for all three funding methods are on the funding page in writing - percentages, minimums, and what changes them. You will not sit through a call to find out what something costs.
What we check on every deal is published alongside the terms. If your contracts do not meet it, you will know before you apply rather than after you have committed to a closing date.
Every deal submitted gets a response within one business day. If you already have a closing date set, tell us and we work backward from it.
Founded and led by a woman veteran in Denver, Colorado, funding deals nationwide. The standard is the one service instilled: precision, accountability, and follow-through.