REAL ESTATE INVESTOR FINANCING
Stack Funding Guide
Primary loan + seller carry + transactional capital, the core economic test, and +1% add-ons.
What It Is
A structured closing that combines a primary loan, seller-carried financing, and short-duration transactional capital to solve the closing-table gap while keeping the seller financing in the deal. The seller remains financially involved; the seller carry repays or supports the transactional capital.
What Problem It Solves
A buyer has a primary loan (DSCR or hard money) and a seller carry, but the combination still leaves a cash-to-close gap. Stack fills that gap with transactional capital sequenced carefully alongside the other sources — without removing the seller carry.
When It's Commonly Used
Seller-finance acquisitions where the buyer is keeping the property, the primary loan is DSCR or private/hard money, and the seller carry plus primary loan don't fully cover the closing table.
Who Generally Qualifies
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 seller carry, the source of funds, and the closing structure. FHA/VA primary financing is not compatible with the current Stack structure.
Current Green Fire Program Requirements
Up to $1M (case-by-case above), ~1–2 day execution, 2.5% base fee, $2,500 minimum, +1% for full verification of funds (VOF), +1% for multiple fund movements. No personal credit pull on the current transactional structure.
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 the agreed seller-finance component. Transactional capital is generally positioned late in the funding sequence to reduce unnecessary capital exposure and ensure the primary and seller-finance components are properly documented.
The Core Economic Test
The seller carry must be large enough to cover the transactional funding + the funding fee + applicable transaction costs. If not, the deal must be restructured (larger seller carry, lower purchase price, more borrower cash) or the Stack doesn't self-fund. The structure does not magically eliminate a real capital shortfall.
What Repayment Looks Like
The seller carry repays or supports the transactional capital per the funding structure. The borrower continues making payments on the primary loan and the seller carry after closing; the transactional capital exits at closing.
Biggest Risks & Tradeoffs
If the seller carry is too small, the structure doesn't work and the borrower must bring the shortfall. The senior lender must permit the structure — not every lender allows a seller carry or borrowed source of funds. Multiple fund movements or a full VOF add +1% each.
When to Use a Different Product
If everyone is cashing out (no seller carry staying in the deal), it's an Echo, not a Stack. If only the earnest money needs funding, EMD is simpler. If the full A-B purchase needs funding for a back-to-back resale, Double Close 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 purchase contract, primary lender term sheet, seller-finance terms, title/escrow, and the capital gap, then sequences the transactional capital late in the funding sequence and tests whether the seller carry covers the funding + fees + costs.
Frequently Asked Questions
Ready to submit this kind of deal?
The product page has the complete program specifications, pricing, and qualification snapshot.
View Stack Funding ProgramEducational 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.
Prepare your deal and submit.
Submit once. We'll review the transaction and identify potential financing paths.