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Program 05
Transactional Funding in California
Transactional funding for double closings across California.
For wholesalers and assignment deals, we fund the A-to-B leg so you can close the B-to-C. Short-term capital that bridges the gap and keeps your deal on schedule. California has no wholesaling statute, so the license line is drawn by the broker definition itself. Business-purpose only, and every structure is set in underwriting.
Same-day
funding
100%
of purchase
Days
not weeks
No credit
check
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
Funding is typically same-day with flat-fee pricing and no appraisal or credit check, since the loan is repaid from the simultaneous resale. Bring us the closing docs and we handle the rest.
Who it's for
Wholesalers
Assignment and double closes
Back-to-back closings
Time-sensitive resales
Typical terms
UseFunds the A-to-B leg
LeverageUp to 100% of purchase
TermDays, not weeks
PricingFlat fee
UnderwritingNo credit / appraisal
CloseSimultaneous
*Typical terms, subject to underwriting and market conditions.
Local FAQ
Transactional Funding in California, answered.
Is there a California statute that covers wholesaling?
No. There is no California equivalent of the Texas wholesaling safe harbor. Texas Occupations Code section 1101.0045 tells a Texas wholesaler exactly what to disclose and when. California has nothing like it. A search of recent legislation turned up no wholesaling-specific statute, and we will flag one thing directly: blog posts citing "AB 1850" for California wholesaling are unverified, and we do not cite it. The absence of a statute is not permission and it is not a prohibition. It means the question is answered by the general broker licensing law instead, which is a harder line to read and a much better reason to have a California real estate attorney look at your contracts before you build a business on them. We are a lender, not your counsel.
Where is the license line in California, then?
At Business and Professions Code section 10131, and it turns on acting for another. That section makes a person a real estate broker who, for a compensation or in expectation of a compensation, acts for another or others in selling, buying, or negotiating the sale of real property, and subdivision (d) separately covers soliciting borrowers or lenders and negotiating loans secured by liens on real property. The industry position is that assigning your own equitable interest in a purchase contract is acting for yourself rather than for another, while marketing the property itself rather than the contract looks like brokerage. We will be straight with you about the grade of that claim: it appears in practitioner and industry sources, not in any DRE guidance document we could locate. Treat it as a question to take to counsel, not a rule to rely on. And do not rely on a lender's website, including this one, for that answer.
If I take title on the B leg, does the flip disclosure law apply to me?
It is in play, and it is worth asking your attorney before you close. Civil Code section 1102.6h, added by AB 968, applies to a seller of a 1-4 unit single-family property who accepts an offer within 18 months of taking title, and requires disclosure of any room additions, structural modifications, other alterations or repairs done by contractors, plus contractor names and contact information. It applies to offers accepted on or after July 1, 2024. A double close means you do take title, however briefly, before the B-to-C leg. Whether and how the section applies to a same-day resale where you performed no work is a legal question we will not answer for you, but it is a question you want answered before the closing date, not after. Section 1102.6h is also the reason your end buyer, if they are flipping, cares about your paper trail.
Do I pay California transfer tax twice on a double close?
Two deeds means two taxable conveyances, and in a charter city that is real money. Revenue and Taxation Code section 11911 sets the county documentary transfer tax at 55 cents per $500, which is $1.10 per $1,000. On a $400,000 A-to-B leg the base tax is $440 (400 x 1.10 = 440), and the B-to-C leg carries its own. Charter cities stack their own rate on top: the City of Los Angeles runs $5.60 per $1,000 combined with the county, which turns that same $400,000 leg into $2,240 (400 x 5.60 = 2,240), before Measure ULA at the higher price points. Rates in other cities vary widely and we do not publish a table we have not verified. Price both legs in the city the property actually sits in before you agree to a spread. Interior markets like Stockton and Riverside read very differently from the charter-city coast on this line.
Will a California escrow company run a same-day double close?
Ask before you go under contract, because we found no published California norm. California is an escrow state and no attorney is required at closing. Independent escrow companies are licensed by the DFPI under the Escrow Law, and controlled escrows run by brokers, attorneys or title insurers operate under their own regulators' exemptions. Practice splits by region: in Northern California the title company typically runs escrow, while in Southern California a separate independent escrow company usually sits alongside the title insurer. On whether back-to-back closings are routinely accommodated and on what terms, we did not find an acceptable source, so we state no market norm. What that means for you is practical: confirm with the specific escrow and title company that they will run your structure, in writing, before your contingency period runs out.
How much of the A-to-B leg do you fund?
Up to 100% of the purchase price. Transactional funding covers the A-to-B side so the B-to-C can fund, and it prices as a flat fee rather than a rate. You still bring your closing costs, and in California that includes escrow, title and the city and county transfer tax on the leg you are taking title to. There is no credit check and no appraisal on this program, because the money is out for the length of a closing rather than a hold period. Subject to underwriting.
How long do I hold transactional money on a California double close?
Days, not weeks. Both legs are meant to run as a simultaneous close, which is exactly why the program carries no credit check and no appraisal. If your end buyer is not funded and papered, you do not have a transactional deal yet. Line up the escrow company that will run the structure and the end buyer's proof of funds first, then set the date. Subject to underwriting.
More Transactional Funding questions, answered on the program page
Resources
Guides for Transactional Funding
Fix and Flip · 6 min read
Fix and Flip Loan Requirements: What You Need to Get Funded
Read the guide Transactional · 4 min read
What Is Transactional Funding? (Double Closings for Wholesalers)
Read the guide Fix and Flip · 5 min read
Can You Fund a Fix and Flip With No Money Down?
Read the guide Getting Funded · 4 min read
How Fast Can a Hard Money Loan Close?
Read the guide Compare
Transactional Funding vs. other options
More in California
Other programs in California
Fix and FlipUp to 90% / 100% rehabRental / DSCR30-yr fixed, DSCR from 0.75Ground-Up ConstructionUp to 70% LTV, most statesCRE BridgeUp to $10M, 24-36 moBank Statement / No-DocNo tax returns requiredConventional InvestmentNon-owner-occupied investmentPortfolio LoansMultiple properties, one loanCRE PermanentLong-term agency & permSBA Financing7(a) & 504 placement
About the local figures on this page
Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.
Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-12.
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