If you’re a real estate wholesaler struggling to lock in deals because of limited funds for earnest money deposits (EMD), you’re not alone. Many wholesalers miss out on profitable opportunities simply because they don’t have fast, reliable funding. That’s where Oakstone Lending comes in. We are the go-to partner for real estate wholesalers across the country who need creative finance options for EMD funding.
We specialize in creative finance and EMD funding, helping wholesalers like you secure the capital needed to close residential, multi-family, and commercial deals. Whether you’re a seasoned pro or new to wholesaling, our fast, transparent process ensures you’ll never lose a deal due to funding issues.
Why EMD Funding Matters in Real Estate Wholesaling
An earnest money deposit (EMD) is the initial good-faith payment you make to show a seller you’re serious about a deal. But let’s be real: not everyone has thousands of dollars sitting around to lock in a property. Without EMD funding, you risk:
- Losing Deals: Sellers won’t take you seriously without the deposit.
- Missed Opportunities: Competitors with access to quick funding can swoop in.
- Slower Growth: Lack of capital stifles your ability to scale.
The Oakstone Advantage
At Oakstone Lending, we’ve funded over 150 deals, helping wholesalers like you secure contracts quickly and confidently. We offer:
- Speed: Automated systems get you funded fast.
- Flexibility: We handle deals from $1,000 to multi-million-dollar closings.
- Transparency: A simple 40% fee for EMD funding.
How Creative Finance Works for EMD Funding
Let’s look at how we can help with detailed examples.
Residential Deal: EMD Funding Example
You’ve found a residential property valued at $250,000. The seller requires a $10,000 EMD to secure the contract.
- EMD Amount: $10,000
- Oakstone Fee (40%): $4,000
- Payback Amount: $10,000 (principal) + $4,000 (fee) = $14,000
You assign the property to a buyer for $270,000, earning a $20,000 assignment fee. After paying Oakstone Lending, your net profit is:
$20,000 – $4,000 = $16,000
With our funding, you’ve secured the deal, closed the contract, and pocketed a substantial profit—all without risking your own capital.
Multi-Family Deal: EMD Funding Example
Now let’s scale up. You’re targeting a 10-unit multi-family property valued at $850,000. The seller requires a $25,000 EMD.
- EMD Amount: $25,000
- Oakstone Fee (40%): $10,000
- Payback Amount: $25,000 (principal) + $10,000 (fee) = $35,000
You wholesale the property for $900,000, earning a $50,000 assignment fee. After repaying Oakstone Lending, your net profit is:
$50,000 – $10,000 = $40,000
In this scenario, our funding allows you to scale into larger, more profitable deals.
Double Closing Example: Commercial Deal
Let’s say you’ve found a $2 million commercial property, and you plan to double close. Oakstone Lending provides the funding you need for the initial purchase.
- Loan Amount: $2,000,000
- Oakstone Fee (1.5%): $30,000
- Payback Amount: $2,000,000 + $30,000 = $2,030,000
You sell the property to an end buyer for $2.2 million, earning a $200,000 gross profit. After paying our fee, your net profit is:
$200,000 – $30,000 = $170,000
With Oakstone Lending, you’re able to close confidently, knowing the funding is secure and affordable.
How Oakstone Lending Helps You Win
1. Reliable Funding
We’ve been there for wholesalers across the U.S., ensuring deals never fall apart due to a lack of funding.
2. Stress-Free Process
Forget scrambling for capital. Our automated systems make the process seamless, so you can focus on negotiating deals.
3. Expertise You Can Trust
With 150+ funded deals, we understand the challenges wholesalers face. We’re here to support your growth, whether you’re working on residential, multi-family, or commercial properties.
The Cost of EMD Funding with Oakstone Lending
We charge a flat 40% fee on all EMD funding deals. For example:
- $5,000 EMD: Payback is $7,000
- $20,000 EMD: Payback is $28,000
Our pricing is transparent, with no hidden fees. Plus, we offer rush funding for urgent deals with a 1% additional fee.
Getting Started with Oakstone Lending
Step 1: Submit Your Deal
Visit oakstonelending.com to submit your deal details.
Step 2: Quick Approval
Our team reviews your submission and provides funding terms within hours.
Step 3: Secure Your Funding
Once you approve the terms, we fund your EMD or double closing, so you can lock in your deal.
FAQs
What if the deal doesn’t close?
We charge a non-refundable $250 transaction fee to cover our costs in case the deal falls through.
How fast can I get funding?
We process funding within 1–2 business days. Rush funding is also available.
Is there a minimum amount for EMD funding?
Yes, our minimum EMD funding is $1,000.
Ready to Close More Deals?
Don’t let a lack of funds hold you back from scaling your wholesaling business. With Oakstone Lending’s creative finance solutions, you can secure deals quickly, grow your profits, and build your reputation as a top wholesaler.
Submit your deal today at oakstonelending.com or email us at funding@oakstonelending.com. Let’s make your next deal your best deal yet!
