REAL ESTATE INVESTOR FINANCING

    Apply
    Earnest Money

    Fund the Earnest Money to Secure the Contract.

    Earnest money deposit funding provides the deposit required to secure a purchase contract without requiring the investor to tie up their own available cash. Capital is wired directly to escrow during the refundable contract period.

    Program Details

    Maximum Funding
    Up to $500,000
    Standard Funding Period
    Up to 30 days
    Extensions
    Available up to 120 days
    Credit Check
    No credit pull on the current transactional structure
    Availability
    All 50 states
    Funding Window
    Generally while the earnest money remains within the refundable period
    Who It's For
    Wholesalers and end buyers
    Purpose
    Provide earnest money during the refundable contract period so the investor does not have to tie up the entire deposit from personal liquidity
    Repayment
    At closing or through the applicable refunded EMD per the funding agreement

    Maximum leverage and actual terms depend on the borrower, property, transaction, state, and applicable capital source. Core program terms are shown below; alternative financing options may be available for transactions outside these parameters.

    Who This Program Is For

    • Wholesalers who need to secure a contract without tying up cash
    • End buyers who want their liquid capital available for closing
    • Deals where the EMD deadline is approaching

    Pricing Options

    Best for

    Investors who want to reduce the initial fee and pay the larger portion only if the deal closes.

    Neither option is universally better — both are valid pricing structures. The upfront portion is paid when the funding structure is established; the closing portion becomes due only if the applicable transaction successfully closes per the funding agreement.

    How It Works

    1) Investor obtains an executed purchase contract. 2) EMD amount and deadline are identified. 3) Refundability and contingency terms are reviewed. 4) Title/escrow wiring instructions are provided. 5) Terms are issued. 6) Capital is wired to escrow. 7) Repayment occurs at closing or through the applicable refunded EMD per the funding agreement.

    Contract Safety — Read This

    EMD funding is generally limited to the refundable period of the purchase contract. The investor must understand the EMD due date, refundability period, inspection contingency, financing contingency, other cancellation rights, the deadline to terminate, when the deposit becomes non-refundable, and the closing date. Green Fire reviews those dates before capital moves. If a borrower waives contingencies or misses deadlines, the deposit may be at risk. Return of the EMD is not guaranteed.

    Why Is There an Upfront Fee?

    EMD funding places real capital at risk before the underlying real estate transaction is guaranteed to close. The upfront fee covers the cost of arranging and deploying the capital while the deposit remains in the refundable period. Green Fire does not publish internal performance statistics; a relatively low percentage of EMD transactions ultimately close, and the structure is priced for that reality.

    Other EMD Options

    Additional EMD structures may be available depending on deposit size, contract terms, and transaction — including structures with different funding ranges (approximately $2,000–$25,000+) that are deal-based rather than income-based with no FICO minimum. If the primary program does not fit, Green Fire can review whether an alternative EMD structure applies.

    What to Have Ready

    Having these ready speeds up review. You can still submit without all of them and provide additional documents later.

    • Property address
    • Purchase price
    • EMD amount
    • EMD due date
    • Refundability deadline
    • Inspection / due-diligance deadline
    • Closing date
    • Wholesaler or end buyer?
    • Executed purchase contract?
    • End buyer identified?
    • Exit strategy
    • Title / escrow company
    • Wiring instructions
    • Requested extension period (if applicable)

    Who This Generally Fits

    Wholesalers and end buyers with an executed purchase contract, a clear EMD amount and deadline, and refundability terms that are understood. No credit pull on the current transactional structure.

    Qualification Snapshot

    Credit Check
    No credit pull on current structure
    Executed Contract
    Required
    EMD Amount
    Required
    Escrow Wiring
    Required
    Refundability
    Terms must be clear
    Funding Window
    Generally within the refundable contract period

    Published thresholds are pre-screening guidelines, not approvals. Final eligibility depends on the complete borrower profile, property, transaction, provider, and underwriting. Broader or alternative programs may be available for profiles outside these guidelines.

    Learn How This Works

    Read the educational guide for a deeper, plain-English walkthrough of the mechanics, money flow, and tradeoffs.

    Read the Guide

    Frequently Asked Questions

    Run the Numbers

    Estimate leverage, payments, or coverage before submitting your deal. Illustrative program calculation only — not an approval, offer, or financing terms.

    Open Calculator

    Investment and business-purpose transactions only. No owner-occupied consumer financing. Programs, eligibility, leverage, rates, fees, terms, timelines, and availability vary by property, location, borrower qualifications, documentation, and deal structure. All financing is subject to underwriting and final approval. Green Fire Strategies does not guarantee approval, terms, closing, or funding.

    Ready to submit a emd funding deal?

    Submit once. We'll review the transaction and identify potential financing paths.