If you’re a real estate wholesaler, you know how critical an earnest money deposit (EMD) is for locking in deals. But what happens when you don’t have the funds on hand? Missing out on a great opportunity because of cash flow issues shouldn’t be your reality. At Oakstone Lending, we make it easy to apply for EMD loans, ensuring you never lose out on a deal because of funding constraints.
With over 150 deals funded, our fast, reliable process ensures you can focus on what matters most: closing contracts and maximizing profits. Whether you’re working on residential, multi-family, or commercial deals, we’re here to back you with transparent terms and speedy approvals.
Why You Need an EMD Loan
An EMD is a good-faith deposit that shows sellers you’re serious about a deal. Without it, your contract could be at risk of falling through. But tying up your own cash can strain your resources—especially if you’re working multiple deals at once.
Common Challenges Wholesalers Face:
- Limited Cash Flow: Your capital is tied up in other deals.
- Lost Opportunities: Competitors with faster funding can outbid you.
- Growth Stagnation: You can’t scale your business without reliable financing.
This is where EMD loans come in. With Oakstone Lending, you can secure funds quickly, close more deals, and grow your business with confidence.
How EMD Loans Work
Our process is simple:
- Submit Your Deal: Provide your deal details through our online form.
- Approval in Hours: Our team reviews your submission and provides funding terms.
- Secure Your Funds: Once approved, we fund your EMD, so you can lock in the contract.
Real-World Examples: EMD Loans in Action
Let’s break down how our funding works with examples tailored to residential, multi-family, and commercial deals.
Residential EMD Example
You’re securing a $300,000 single-family home. The seller requires a $10,000 EMD to lock in the contract.
- EMD Amount: $10,000
- Oakstone Lending Fee (40%): $4,000
- Payback Amount: $10,000 (principal) + $4,000 (fee) = $14,000
You assign the property to a buyer for $320,000, earning a $20,000 assignment fee. After paying Oakstone Lending, your profit is:
$20,000 – $4,000 = $16,000
By applying for an EMD loan, you secure the deal and make a healthy profit—all without using your own cash.
Multi-Family EMD Example
Now let’s look at a $750,000 multi-family property. The seller requests a $25,000 EMD.
- EMD Amount: $25,000
- Oakstone Lending Fee (40%): $10,000
- Payback Amount: $25,000 (principal) + $10,000 (fee) = $35,000
You wholesale the property for $800,000, earning a $50,000 assignment fee. After repaying Oakstone Lending, your net profit is:
$50,000 – $10,000 = $40,000
With Oakstone’s reliable funding, you lock in high-value deals without stretching your finances.
Commercial EMD Example
Finally, consider a $1.5 million commercial property. The seller requires a $50,000 EMD.
- EMD Amount: $50,000
- Oakstone Lending Fee (40%): $20,000
- Payback Amount: $50,000 (principal) + $20,000 (fee) = $70,000
You sell the property for $1.6 million, earning a $100,000 assignment fee. After paying Oakstone Lending, your net profit is:
$100,000 – $20,000 = $80,000
With our funding, you secure larger, more profitable deals with ease.
Why Wholesalers Choose Oakstone Lending
1. Fast Funding for Every Deal
Time is critical in real estate wholesaling. Our automated processes ensure you receive funding within 24–48 hours, so you never miss a deal.
2. Flexible for Any Deal Size
We fund EMDs ranging from $1,000 to six-figure deposits, giving you the flexibility to scale your business.
3. Transparent, Fair Pricing
We charge a flat 40% fee on EMD loans, with a $250 non-refundable transaction fee to cover processing costs. No hidden fees—just straightforward terms you can trust.
How to Apply for an EMD Loan
Applying for an EMD loan with Oakstone Lending is easy:
- Visit Our Website: Go to oakstonelending.com.
- Submit Your Deal: Complete the quick online form with your deal details.
- Review and Approve: Our team will review your submission and provide funding terms.
- Secure Your Funds: Once approved, we’ll fund your EMD so you can focus on closing the deal.
FAQs
What if my deal doesn’t close?
We charge a $250 non-refundable fee upfront to cover our costs. This ensures transparency and fairness for all parties.
How fast can I get funding?
Most deals are funded within 24–48 hours. Rush funding is available for urgent cases.
Is there a minimum amount for EMD loans?
Yes, our minimum funding amount is $1,000.
The Cost of EMD Loans: Simple and Transparent
Here’s a quick breakdown of what you’ll pay with Oakstone Lending:
- $5,000 EMD: Payback = $7,000
- $10,000 EMD: Payback = $14,000
- $50,000 EMD: Payback = $70,000
Our pricing is competitive, and our process is designed to minimize hassle so you can focus on your business.
Ready to Scale Your Wholesaling Business?
At Oakstone Lending, we understand the challenges wholesalers face. That’s why we’re committed to providing fast, reliable EMD loans that help you close more deals and grow your business.
Don’t let funding hold you back. Submit your deal today or email us at funding@oakstonelending.com. Let’s make your next deal your most profitable one yet.
