REAL ESTATE INVESTOR FINANCING

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    EMD

    EMD Funding Guide

    How earnest money is funded during the refundable period, Option A vs B pricing, and contract-safety dates.

    What It Is

    Earnest money deposit (EMD) funding supplies 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.

    What Problem It Solves

    An investor wants to secure a contract but doesn't want to lock up personal liquidity in a refundable deposit. EMD funding places the deposit so the investor's cash stays available for closing, rehab, or the next deal.

    When It's Commonly Used

    Wholesalers securing contracts during the refundable period, end buyers who want their liquid capital available for closing, and deals where the EMD deadline is approaching and personal cash is deployed elsewhere.

    Who Generally Qualifies

    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. Funding is generally limited to the refundable period of the contract.

    Current Green Fire Program Requirements

    Up to $500,000, standard period up to 30 days, extensions up to 120 days, no credit check, all 50 states. Option A: 5% upfront ($1K min) + 20% at closing ($2K min). Option B: 10% upfront ($2K min) + 0% at closing. The upfront portion is paid when the funding structure is established; the closing portion becomes due only if the transaction closes.

    Why Is There an Upfront Fee?

    EMD funding places real capital at risk before the underlying 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.

    Contract Safety — Read This

    EMD funding is generally limited to the refundable period. 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.

    How the Money Moves

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

    What Repayment Looks Like

    At closing, or through the applicable refunded EMD per the funding agreement. Under Option A, the closing portion (20%) becomes due only if the deal closes; under Option B, the full fee is paid upfront with 0% at closing.

    Biggest Risks & Tradeoffs

    If contingencies are waived or deadlines missed, the deposit may become non-refundable and the EMD may be at risk. The funding period is limited; an extension (up to 120 days) may be needed if the closing slips, with extension terms provided in writing after review.

    When to Use a Different Product

    If the deal requires 100% A-B purchase funding for a same-day double close (not just the deposit), Double Close Funding is the right product. If the gap is a down-payment on a primary loan with a seller carry, Stack is the route. If the core requirement (contract, spread, seller carry, or funded end buyer) is missing, a different product — or a restructured transaction — is usually a better fit than forcing the structure.

    How Green Fire Structures It

    Green Fire reviews the contract, EMD amount, due date, refundability, contingencies, and closing date, then issues terms for Option A or Option B based on which pricing structure the investor prefers.

    Frequently Asked Questions

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    View EMD Funding Program

    Educational content only. Guides describe how financing structures generally work and are not approvals, commitments, or guarantees of terms. Programs, eligibility, leverage, rates, fees, terms, timelines, and availability vary by provider, property, location, borrower qualifications, documentation, and deal structure. All financing is subject to independent provider review, underwriting, and final approval. Green Fire Strategies does not guarantee approval, terms, closing, or funding.

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