The real question is whether assignment is even open to you.
This isn't a preference between two fee structures, it's a check on whether one of the two routes is closed before you price anything. An assignment moves your contract rights and never puts you on title, so it costs you no purchase capital, but it only works if your A-side contract allows it and your end buyer's loan does too. A double close is the answer once assignment is closed: you actually buy and resell, which is the leg USA Mortgage's transactional funding pays for. Both structures are regulated wholesaling under a growing set of state statutes, so confirm your structure with a local attorney before you sign the A-side contract.
Assignment
Transfer contract rights
Double Close
Buy, then resell
What transfers
Contract rights, not title
Two deeds, same day
Who takes title
End buyer only
You, then the end buyer
Purchase capital
None from you
A-to-B funding
Term
No holding period
Days, not weeks
If contract bars assignment
Needs seller's written consent
No assignment involved
End buyer on FHA
Not eligible, any timing
Not eligible inside 90 days
Bottom line
Check the assignment route first, because it costs you no purchase capital and skips a second closing when it's open. It closes the moment your A-side contract bars assignment without the seller's written consent, or your end buyer is using FHA financing, which cannot involve a sale or assignment of the sales contract at any interval. When it's closed and you still want the deal, the double close is the structure that survives it, and USA Mortgage's transactional funding funds the A-to-B leg so you can close the B-to-C.
Rates and terms shown are typical figures, subject to underwriting and market conditions. Not a commitment to lend.
A double close does; an assignment generally does not. On an assignment your fee usually appears on the settlement statement, so the end buyer sees what you made. A double close runs two separate transactions with two deeds, so your purchase price is not on their closing statement. That privacy is the most common reason investors pay for the second closing rather than assigning.
Do I need my own money for a double close?
No. Transactional funding covers up to 100% of the A-to-B purchase price. It is priced as a flat fee, with no credit check and no appraisal, because the money is in the deal only for the length of the closing. An assignment needs no funding at all, since you never take title. That is the trade: the assignment is free and visible, the double close costs a fee and is private.
Does my state let me do either one?
Assignment and double closing are both normal structures, but several states have changed the rules recently and one of them can change your timeline. Newer wholesaler statutes add written disclosure duties, and in at least one state a statutory cancellation window determines when the first leg can close. Do not rely on an article written before 2025. Confirm the current rule with a real estate attorney in your state.
Can I assign my contract if my end buyer is getting an FHA loan?
No. FHA Handbook 4000.1 requires the property be purchased from the owner of record, and the transaction may not involve any sale or assignment of the sales contract, regardless of the time between resales. A double close doesn't solve it on a same-day exit either: a separate rule (24 CFR 203.37a) makes the property ineligible for FHA insurance when the resale contract is executed 90 days or less after the seller's own acquisition. Confirm your end buyer's loan type before you sign the A-side contract, and confirm the structure with a local attorney.
Why would a seller refuse to let me assign the contract?
Sometimes the contract itself doesn't allow it. HUD's own REO sales contract, form HUD-9548, states the contract is assignable only by written consent of the Seller. Read your A-side paper before you plan your exit; if assignment is barred or restricted, a double close is the route that doesn't depend on the seller's consent. Have a local attorney review the contract either way.
Do I need a license to assign a contract in my state?
It depends on the state, and several of them changed recently. Oklahoma treats publicly marketing an equitable interest in a purchase contract as acting as a real estate licensee, and its 2025 act (SB 1075, effective November 2025) also writes double closing into the statutory definition of a wholesaler, with required written disclosures and a two-business-day homeowner cancellation right. Texas allows assigning an interest in a purchase contract without a license only if you disclose the nature of that equitable interest in writing. Virginia counts dealing in assignable contracts on two or more occasions in any 12-month period toward its broker definition, and Maryland has required a wholesale buyer to disclose in writing, before contracting, that the contract may be assigned since October 2025. Treat this as a question for a local attorney rather than a rule of thumb, because none of these rules carries over to another state.
Does USA Mortgage fund my contract assignment?
No, there's no USAM product on the assignment side.Transactional funding funds the A-to-B leg of a double close, so you can close the B-to-C the same day, not an assignment fee. If assignment is open to you, there's nothing for a lender to fund; if it's closed, transactional funding is what gets you to the double close.
