Transactional Funding in Killeen

Not if you stay inside the safe harbor in Texas Occupations Code section 1101.0045. That statute lets you acquire an option or an interest in a contract to purchase real property and then sell the option or assign the contract without a license, on two conditions: you don't use the contract to engage in real estate brokerage, and you disclose the nature of your equitable interest in writing. Since SB 1577 took effect on January 1, 2024, that written disclosure has to go to both sides of the deal, the seller and any potential buyer, not just the buyer as under the original 2017 version. Texas has a second disclosure statute that older templates miss: Property Code section 5.0205 requires its own written notice before you enter into the contract to sell an option or assign a purchase contract, telling the potential buyer that you are assigning an interest and do not hold legal title, and telling the property owner that you intend to assign. It is a separate duty from the 1101.0045 disclosure, not the same one restated. We're a lender, not your counsel, so have a Texas real estate attorney review your contract and disclosure language before you use them.

We fund the double close. Section 1101.0045 covers assignments: you sell the option or assign the contract, with the equitable-interest disclosure in writing to seller and buyer. A double close is a different structure, two separate purchase-and-sale transactions, A to B and then B to C, used when a contract is non-assignable or when the wholesaler would rather the end buyer not see the A-to-B price. Our transactional funding covers the first leg and is repaid out of the simultaneous resale. Which structure fits a given contract is a legal question for your attorney, not a lending one.

Plan on no. No Texas statute or TREC rule governs double closings directly, so this is reported practice rather than law, but the practice a Texas real estate law firm describes is consistent: each leg has to be separately and actually funded, and title companies will not close the A-to-B leg on the C buyer's money. That is the gap transactional funding is built to bridge. It also means the title company handling your closing matters as much as the contract does, since not every office will run two closings in a day off the same file. Confirm with them before you go under contract, and get your own attorney's read on the structure.

Because federal law lets a servicemember break a lease and a change of station forces a sale timeline on a homeowner. Fort Hood carries 34,474 active-duty soldiers and supported 159,692 total jobs on the Texas Comptroller's latest count, and under the Servicemembers Civil Relief Act (50 U.S.C. section 3955) a soldier with PCS or deployment orders of 90 or more days can end a lease on notice, effective 30 days after the next rent due date. The same orders that force tenants out also force homeowners to sell on a deadline, which is exactly the kind of motivated, time-boxed seller a wholesale contract gets written on. Sourcing that contract is one thing; closing it on the seller's timeline, especially in a double close, is where transactional funding earns its keep.

Texas forecloses without going to court, and the sales happen on one day a month at the Bell County courthouse in Belton. Under Texas Property Code section 51.002, sales are held on the first Tuesday of each month between 10 a.m. and 4 p.m., moving to the first Wednesday when that Tuesday falls on January 1 or July 4. Notice has to be posted, filed with the county, and mailed certified at least 21 days before the sale. That 21-day window is the lead time to line up an end buyer and confirm funding against a date that doesn't move. It stacks on top of the PCS-driven motivated sales that already run through this market, so a wholesaler working Bell County has two separate clocks to watch, not one.

No. We fund up to 100% of the purchase on the A-to-B leg. That is the point of the product: in Texas practice a title company generally will not close the first leg on the C buyer's money, so the cash has to come from somewhere, and it comes from us. Pricing is a flat fee rather than a rate, and the term is measured in days, not weeks, because the loan is repaid out of the simultaneous resale. You still bring your own closing costs and whatever the title company requires on your side of the file. Subject to underwriting.

Yes, and the title company matters more than your experience. There is no credit check and no appraisal on transactional funding, so a first deal is underwritten the same way a fiftieth is: on the two contracts and a real end buyer ready to close the B-to-C leg the same day. What you do need is a title company that will run both closings off the same file, which is worth confirming before you go under contract on a Bell County property rather than after. Subject to underwriting.