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Program 05
Transactional Funding in Liberty
Transactional funding for Liberty wholesalers who need same-day capital.
For Clay County wholesalers and assignment deals, we fund the A-to-B leg so you can close the B-to-C the same day, up to 100% of the purchase price for a flat fee, with no credit check or appraisal. Missouri put a fourteen-day disclosure clock on wholesale contracts in 2026, and a same-day double close in the Northland is built around that clock. Missouri charges no transfer tax on either deed and the Clay County Recorder's fees are per page, so the recording on both legs runs to tens of dollars rather than thousands, but the paperwork ahead of the contract now matters more than it used to. 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 Liberty, answered.
Does Missouri require a disclosure before I sign a wholesale contract in Clay County?
Yes, statewide, since August 28, 2026. RSMo 407.3600 requires a separate written disclosure, in boldface type of at least 12 point, signed and dated by both the record owner and the wholesaler, at least fourteen calendar days before the purchase contract is signed. 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 a third party without the owner's consent, and that the price may be below market value. It is a disclosure statute, not a license: no registration and no assignment-fee cap. Nothing in the Clay County research points to a local variation on it.
What happens if the fourteen-day disclosure gets skipped on a Liberty or Gladstone deal?
The owner gets an out, and the state gets a claim. Without the disclosure, the record owner may cancel the contract at any time before close of escrow, with no penalty, and earnest money must be returned within thirty days. A missed disclosure is also an unlawful practice under Missouri's Merchandising Practices Act, which carries a private right of action and Attorney General enforcement. We did not find a published penalty figure and do not print one. Build the disclosure into your contract packet before you run your first Northland deal under it, not after a seller's attorney asks about it.
Do I need a Missouri real estate license to wholesale in Liberty or the Northland?
Not to assign your own contract. Missouri licenses a "real estate broker" as anyone who acts for another, for compensation, in specified transactions under RSMo 339.010.1. A wholesaler who contracts as the buyer and then assigns its own contract right is acting for itself, not for another, which is the line that keeps assignment activity outside the licensing statute. The exposure runs the other way: a wholesaler who markets the seller's property, rather than its own contract, starts to look like unlicensed brokerage. No Missouri Real Estate Commission guidance on wholesaling was located, so nothing here reads as a regulator's blessing, only a reading of the statute's own "for another" element.
What does a wholesale deal cost to close at the Clay County Recorder?
Very little on either leg. Missouri has no transfer tax on either deed, by constitutional prohibition, no mortgage recording tax was located anywhere in the state, and the Clay County Recorder charges $26 for the first page plus $3 per additional page on each deed. A double close records two deeds, so the county cost of the paperwork itself runs to tens of dollars, not thousands, on both legs combined. That is a genuine local advantage over states that charge a percentage transfer tax on every conveyance.
Does a distressed or vacant property in Gladstone add a step to a wholesale or double-close deal?
Yes, and it is worth checking before you contract. Gladstone runs an Abandoned / Vacant Property Registration under its own municipal code, and the abandoned prong specifically asks for the recordation number of the Notice of Default and a copy of the notice, registering the beneficiary, trustee or property owner. A wholesale contract on a vacant or in-default Gladstone property therefore sits alongside a separate city registration duty, so the assignee inherits a filing obligation along with the contract, not just the deal itself. We did not find the registration fee or the vacancy period that triggers it, so we do not print either.
Do you check my credit for Liberty transactional funding?
No. There is no credit check and no appraisal on this program. We are funding the A-to-B leg for days, not weeks, against a signed B-to-C contract, so the file is about the two contracts and the closing itself, not about you. Pricing is a flat fee rather than a rate, and we fund up to 100% of the A-to-B purchase. Business-purpose only. Subject to underwriting.
FAQ
Transactional Funding questions, answered.
What is transactional funding, and when do I use it?
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.
How much does transactional funding cost?
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.
How much of the purchase will you fund?
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.
Do you check credit or require an appraisal?
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.
What do you need to fund the deal?
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.
How long is the loan?
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.
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 Liberty
Other programs in Liberty
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.
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