REAL ESTATE INVESTOR FINANCING

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    Advanced Structure

    Primary Loan + Seller Carry + Transactional Capital.

    A structured closing that combines a primary loan, seller-carried financing, and short-duration transactional capital to solve the closing-table gap while keeping seller financing in the deal. Transactional capital is sequenced carefully with the other financing sources.

    Program Details

    Maximum Funding
    Up to $1,000,000; case-by-case review above $1M
    Timeline
    Approximately 1–2 days on complete submissions
    Structure
    Primary loan + seller carry + transactional capital / borrower contribution
    Objective
    Complete the required cash-to-close while preserving an agreed seller-finance component
    Credit Check
    No personal credit pull on the current transactional structure
    Who It's For
    Buyers combining seller financing with DSCR or hard-money primary financing

    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

    • Transactions with a meaningful seller carry
    • Deals where a primary loan plus seller carry still leaves a closing gap
    • Investors who want to preserve seller financing in the closing

    Pricing

    Base Fee

    2.5%

    Minimum Fee

    $2,500 minimum

    Potential Add-Ons

    Full verification of funds (VOF)
    +1%
    Multiple fund movements
    +1%

    Stack Structure Calculator

    Preliminary estimate. Base fee 2.5% with a $2,500 minimum. Add-ons are shown up front.

    Primary Loan Amount$0
    Seller-Carry Amount$0
    Remaining Capital Gap$0
    Estimated Stack Capital$0
    Base Funding Fee (2.5%)$0
    Estimated Total Stack Fee (min $2,500)$0
    Estimated Borrower Cash Required$0

    Preliminary estimate only — final terms remain subject to underwriting and transaction review.

    Submit This Scenario

    How the Stack Works

    Purchase price = primary loan + seller carry + transactional capital / borrower contribution. The objective is to complete the required cash-to-close while preserving an agreed seller-finance component. Transactional capital is generally positioned late in the funding sequence to reduce unnecessary capital exposure and ensure the primary financing and seller-finance components are properly documented.

    When the Seller Carry Is Too Small

    The structure does not magically eliminate a real capital shortfall. If the seller carry is too small, options include negotiating a larger seller carry, reducing the purchase price, bringing additional cash, or using another financing source.

    Primary-Lender Approval

    The applicable primary lender must permit the transaction structure. The Stack does not bypass primary-lender requirements — it is coordinated with them. Stack transactions require precise coordination between the primary lender, seller financing, title/escrow, and transactional capital.

    Add-Ons

    A +1% add-on applies if full verification of funds (VOF) is needed, and a +1% add-on applies for multiple fund movements. These compensate for additional verification and capital coordination and are shown up front.

    What to Have Ready

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

    • Purchase price
    • Primary loan amount
    • Primary lender / program
    • Primary loan percentage
    • Seller-finance amount
    • Seller-finance percentage
    • Seller-finance interest rate
    • Seller-finance term
    • Seller-finance balloon
    • Borrower cash
    • Closing costs
    • Capital gap
    • Requested stack amount
    • Closing date
    • Title company
    • Primary loan term sheet
    • Seller-finance terms
    • Executed purchase contract
    • VOF requested?
    • Multiple fund movements required?

    Who This Generally Fits

    Buyers combining seller financing with a DSCR or hard-money primary loan, where the seller carry is large enough to cover the transactional funding, fee, and applicable transaction costs. The senior lender must permit the structure.

    Qualification Snapshot

    Credit Check
    No personal credit pull on current structure
    Executed Purchase Contract
    Required
    Primary Lender Term Sheet / Approval
    Required
    Seller Carry Terms
    In a separate addendum
    Title / Escrow Company
    Required
    Transaction Coordinator
    Familiar with the structure
    Senior Lender Must Permit
    Seller carry, source of funds, and closing structure
    FHA / VA Primary Financing
    Not compatible with the current Stack structure
    Core Economic Test
    Seller carry must cover funding + fees + transaction costs

    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 stack funding deal?

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