Transactional Funding in Arnold

Yes, since 2026-08-28. RSMo 407.3600 requires a separate written statement, in boldface type of at least 12 point, signed and dated by both the record owner and the wholesaler, delivered not less than fourteen calendar days before the purchase contract. It must disclose that the presenter is a wholesaler, that the owner should get legal advice, that the wholesaler does not represent the owner, that the contract may be assigned without the owner's consent, and that the price may be below market value. Skip it and the owner may cancel at any time before close of escrow without penalty, with earnest money back within thirty days, and the Attorney General can enforce it as an unlawful practice. There is no license and no fee cap, only the disclosure duty.

Possibly, but treat it as an open question, not a settled answer. RSMo 407.3600 defines a wholesaler as someone who assigns a purchase contract 'without holding title.' A double close has the A-to-B buyer take actual title before reselling to the C buyer, which on a plain reading sits outside that definition. The statute is only days old, and no Attorney General guidance, Missouri Real Estate Commission advisory, or court decision has construed it yet. Structure your deal on this reading only after your own Missouri closing attorney confirms it, not on our say-so.

Yes, and it is the reason transactional funding matters more in Arnold than in most Missouri cities. City of Arnold Code of Ordinances Section 500.090 makes it unlawful to sell, transfer, mortgage, lease, or otherwise dispose of a structure until it has secured a Certificate of Compliance from a Property Maintenance Inspection covering the exterior, plumbing, mechanical, electrical, and fire and life safety systems. A distressed house that cannot pass that inspection cannot be quietly assigned to an owner-occupant end buyer; it has to clear the certificate first, which pushes many Arnold deals toward investor buyers and a funded double close instead of a bare assignment. The certificate is valid until the sooner of six months or a change of occupancy, so a deal that stalls needs a re-inspection before it can close.

Wire it. Missouri is a good-funds state. RSMo 381.412.1 requires a settlement agent that accepts more than $2,500 for closing to demand certified funds from any buyer, seller, or non-institutional lender, and 381.412.2 bars a title insurer from disbursing against an uncertified deposit less than ten days old. Nothing in the statute blocks a same-day A-to-B and B-to-C close, and an end buyer's wire counts as certified funds on its face, so a same-day double close in Arnold or anywhere else in Jefferson County still works. A personal or business check from your buyer will not fund the closing.

There is no transfer tax on either leg. Missouri's constitution bars a real estate transfer tax outright, so an A-to-B-to-C double close in Arnold, Festus, or anywhere else in Jefferson County pays none on either deed. Recording runs from the statewide base rate under RSMo 59.310 of $5 for the first page and $3 for each page after, plus whatever surcharges the county recorder adds. We could not source the Jefferson County Recorder of Deeds' current fee schedule, so we are not printing an all-in recording total here. Confirm the exact recording cost with your title company before you set your spread.

Two things line up here that do not line up in most Missouri metros. Jefferson County carried the smallest average loan size of any Missouri metro in this build on 2024 HMDA data, $202,606, meaning a one-day double close ties up the least capital per turn. And Arnold's Certificate of Compliance requirement (Section 500.090) means a non-conforming house often cannot be assigned straight to an owner-occupant, which routes more deals toward a funded double close with an investor end buyer. Our transactional funding covers the A-to-B leg on either structure. Subject to underwriting.

Transactional funding is short-term capital that funds the A-to-B leg of a back-to-back (double) closing, so you can resell to your end buyer (B-to-C) the same day. It is built for wholesalers and assignment deals where you need to take title briefly without using your own cash.

It is priced as a flat fee rather than an interest rate, since the money is only out for a day or two. Market pricing generally runs about 1% to 3% of the amount funded, with a dollar minimum on small deals. You also cover the normal double-close costs such as title, escrow, and recording.

We can fund up to 100% of your purchase price on the A-to-B closing, so you bring no money to the table. The loan is repaid directly from the proceeds of your simultaneous B-to-C sale.

No. Transactional funding requires no credit check and no appraisal. Approval rests on a verified, ready-to-close end buyer rather than your personal finances, which is why it can fund same-day.

Your executed A-to-B and B-to-C contracts, proof of the end buyer's funds, and a title or escrow company that allows back-to-back closings. With those in hand we can fund the same day.

Very short, usually a matter of days. It is designed to be repaid out of the same-day or next-day resale, not held like a normal loan.