Transactional Funding in Columbia

Yes, since 2026-08-28. RSMo 407.3600, created by SB 973, requires a wholesaler to give the record owner a separate written disclosure in boldface type of at least 12 point, signed and dated by both the owner and the wholesaler, at least fourteen calendar days before the purchase contract. It must state that the presenter is a wholesaler under Missouri law, that the owner should get legal advice, that the wholesaler does not represent the owner, that the contract can be assigned to third parties without the owner's consent, and that the price may be below market value. Skip it and the owner can cancel at any time before close of escrow, earnest money back within thirty days, and the Missouri Attorney General can enforce it as an unlawful practice. There is no license and no fee cap tied to it.

Not to assign your own contract. RSMo 339.010.1 defines a real estate broker as someone who acts "for another, and for a compensation or valuable consideration." A wholesaler who contracts as the principal buyer and assigns that contract right is acting for itself, not for another, and sits outside the definition. The exposure starts when a wholesaler markets the seller's property rather than its own contract, which starts to look like unlicensed brokerage. No Missouri Real Estate Commission guidance has blessed wholesaling either way, so this is a statutory reading, not a regulator's sign-off.

On a plain reading, yes, but treat it as a reading, not a settled rule. RSMo 407.3600 reaches a wholesaler who assigns a contract "without holding title." A double close has the buyer take title on the A-to-B leg before reselling on the B-to-C leg, which on its face falls outside that definition. The statute is only weeks old, and no Attorney General guidance or case law construing it has been located. Confirm the structure with Missouri counsel before you rely on it for a specific deal.

Wire the money, do not write a check. RSMo 381.412.1 requires certified funds above $2,500 from a 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. Neither subsection prohibits a same-day A-to-B, B-to-C close, and an end buyer's wire counts as certified funds on its face. Whether a specific Columbia title company will run both legs back to back the same day is underwriter policy, not statute, so confirm it with the title company before you contract around it.

Say so up front, because the buyer inherits Columbia's Rental Unit Conservation Law obligation on closing. The property needs a current certificate of compliance, and a certificate transfers to a new owner within 90 days of title transfer for a $15 fee, for whatever is left of its five-year term. Missing that window means the rental is being operated unlawfully in the city. Worth flagging on the B-to-C side of a Columbia assignment even though it does not touch the transactional funding itself.

Structurally low, but do not expect a printed all-in total. Missouri's constitution bars any transfer tax on a real estate sale at any level of government, so neither leg of a Columbia double close carries one. Recording runs off a $5 first-page base under RSMo 59.310, with Boone County surcharges added on top. No current all-in Boone County Recorder of Deeds schedule was available to quote, so get that number from the recorder or your title company before you price a specific deal.

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.