Three short-term structures for investors and wholesalers, each repaid at or shortly after closing. Oakspire Group helps you choose the right one and prepares the deal.
Amounts and terms are confirmed in writing for each deal.
| Earnest money deposits | Double closings | The stack method | |
|---|---|---|---|
| What it funds | Puts up a refundable deposit so you can sign the contract | Funds your A to B purchase, repaid from your B to C sale | Covers what the first lender does not at closing, repaid from the seller carry |
| Typically used by | Wholesalers and investors | Wholesalers when an assignment will not work | Experienced investors with a DSCR loan and a willing seller |
| Timing | From contract to closing | Both closings, usually the same day | At closing, alongside the loan |
| Repaid | At closing, or from the returned deposit | From your sale to the end buyer | From the seller carry, as written into the contracts |
| Cost | An upfront fee, not refunded, plus a fee at closing | Priced on the amount funded, settled at closing | Priced on the amount funded, settled at closing |
| Key requirements | A refundable deposit and signed contracts | Both contracts signed, a spread, and the buyer's funds confirmed at title first | A primary loan whose lender permits the carry, and a carry larger than the funding |
Oakspire Group is your point of contact from first look to closing. An independent capital provider sets the terms and decides; your title company or closing attorney holds the money.
The secure application asks for the structure, the property, the amount, the closing date and the contracts. Not sure which structure? Pick the closest and say so.
A few minutesThe request is reviewed for eligibility. You hear whether the deal fits, what is missing and the fee. If it does not fit, we tell you why.
Before you commitFunds go to the title company or closing attorney, and are repaid at closing or as agreed in writing.
On your closing dateSend what you have and you will be told what is missing. Do not email bank statements, IDs or account numbers; documents are requested securely once a deal is under review.
Straight answers on cost, timing, coverage and where your information goes.
Independent capital providers fund each deal and make the funding decision. Oakspire Group helps you choose the structure, prepares the request and stays with it to closing. How we are paid.
By the structure, the amount and the timeline, and you see the figure in writing before you commit. Earnest money funding has an upfront fee, which is not refunded, and a further fee at closing. Double-close and stack funding are priced on the amount funded and settled at closing. Your closing agent charges its own fees.
As soon as the contract is signed. For earnest money, before the deposit is due. For a double close, once both contracts are signed. For a stack, once you have the lender's term sheet and the carry terms.
Funding requests are considered for properties across all 50 U.S. states. Eligibility depends on the transaction, property location and applicable financing program.
The Submit a deal application is operated by an independent funding company, named on that page with links to its privacy policy and terms. What you enter goes directly to it and is not stored by this website. Messages sent through the contact form come to Oakspire Group.
Have a transaction under contract? Submit the details to begin the funding review.
