Loan Programs · Core Focus
Transactional Funding: EMD, Double Close & Stack
Short-duration capital that helps investors secure and close deals—earnest money deposits, double closings, and structured Stack funding on larger transactions—arranged through our capital partners for investors in Minnesota and nationwide.
EMD
EMD Funding (Earnest Money Deposit Funding)
EMD funding provides the earnest money deposit required to put a property under contract, so your own cash isn’t tied up while you work the deal.
Investors who move quickly—wholesalers and operators juggling several contracts—often use EMD funding to keep capital free for other deals. The deposit is typically delivered to the title or escrow company named in the contract and repaid at or around closing according to the funding terms.
Because the deposit can be at risk if a contract fails, capital providers look closely at the contract terms, inspection and contingency periods, the title company, and your exit. Be ready to explain how the deal closes and who is buying or funding at the end.
What to send for EMD funding
- Executed purchase contract
- Deposit amount and due date
- Title or escrow company contact
- Contingency and closing dates
- Your exit: assignment, double close, or your own closing
Double Close
Double Close Funding
Double close funding pays for the A-to-B purchase so you can complete the B-to-C sale in a back-to-back closing, typically on the same day and through the same title or escrow company.
Investors choose a double close instead of assigning a contract when an assignment isn’t allowed, when they prefer not to disclose their spread, or when the end buyer’s lender requires the seller to be on title. The capital is usually outstanding for a very short period, and repayment comes from the end buyer’s funds at the second closing.
Capital providers want both contracts, a title company comfortable handling the transaction, and confidence that the end buyer’s funds are real. Any lender or seasoning rules on the buyer’s side should be checked early, because they can affect whether a same-day close works.
What to send for a double close
- A-to-B purchase contract
- B-to-C sale contract with the end buyer
- End buyer’s proof of funds or lender details
- Title or escrow company handling both sides
- Target closing date
Stack
Stack Funding
Stack funding is capital provided through a capital partner on larger transactions and held in title or escrow until closing.
It applies only to defined transactions, and it is the only gap-style funding we arrange. Any Stack funding is subject to the capital partner’s review and approval.
Fees apply for EMD funding, double close funding, and Stack funding, and are disclosed in writing before you commit.
What We Don’t Fund
- Gap funding outside of title or escrow
- Down-payment or cash-to-close gaps outside of title or escrow
- Broker-issued proof-of-funds letters or commitment language
- Equity partnerships
- Owner-occupied or consumer-purpose transactions
Minnesota
Transactional Funding for Minnesota Investors
Cornerstone Capital is based in Minneapolis and arranges EMD funding, double close funding, and Stack funding for investors in the Twin Cities, across Minnesota, and nationwide. Closings are handled through title or escrow companies acceptable to the capital provider; tell us early which company you plan to use.
FAQ
Transactional Funding Questions
What is EMD funding?
EMD funding provides the earnest money deposit needed to put a property under contract. The deposit is typically sent to the title or escrow company and repaid at or around closing according to the funding terms, subject to the capital provider’s approval.
What happens to the EMD if my contract falls through?
That depends on the contract and the funding agreement. Because deposits can be at risk, capital providers review contingencies and timelines closely. Read the funding terms carefully and ask us anything that isn’t clear before you sign.
How does double close funding work?
The funding pays for your A-to-B purchase, and it’s repaid from the end buyer’s funds at the B-to-C closing, usually the same day and through the same title or escrow company.
Double close or assignment—which is better?
It depends on the contract, the end buyer’s financing, and your preferences. An assignment is simpler when it’s permitted; a double close may be needed when it isn’t, or when the buyer’s lender requires the seller on title. We can talk through the trade-offs on your deal.
What is Stack funding?
Stack funding is capital provided through a capital partner on larger transactions and held in title or escrow until closing. It’s the only gap-style structure we arrange.
Can you issue a proof-of-funds letter for my offer?
No. Cornerstone Capital does not issue property-specific proof-of-funds letters or any lender commitment language. Any funding is subject to the capital provider’s review and approval.
Do you arrange transactional funding in Minnesota?
Yes. We’re based in Minneapolis and arrange transactional funding for investors in Minnesota and nationwide, subject to each capital provider’s footprint and applicable requirements.
Can I use transactional funding for a home I plan to live in?
No. All transactional funding is for business-purpose real estate investment transactions only.
Free Download
The Investor’s Funding Checklist
What to have ready before you request a business-purpose loan, by program, plus a deal summary worksheet and the red flags that slow closings.
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