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Program 05
Transactional Funding in Los Angeles
Transactional funding that carries a Los Angeles double close.
For wholesalers and assignment deals, we fund the A-to-B leg so you can close the B-to-C. Short-term transactional capital that bridges the gap and keeps your deal on schedule. California has no wholesaling statute, and in the City of Los Angeles a double close carries one extra wrinkle worth flagging: whether Measure ULA reaches a same-day A-to-B-to-C structure isn't settled anywhere we could verify, so it is worth a call to your attorney before you contract on anything near that tax's threshold. 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 Los Angeles, answered.
Do I need a real estate license to wholesale a deal in Los Angeles?
Not automatically, but the license line is close enough that you need to read it before you market anything. California has no statute written for wholesaling, so the rule that actually governs is the state's broker-license definition: acting "for another or others" for compensation in negotiating a sale or a loan requires a DRE license under Business and Professions Code section 10131. The industry position, that assigning your own equitable interest in a purchase contract is acting for yourself and not for another, while marketing the property itself crosses into brokerage, shows up only in practitioner sources, not in any DRE guidance document we could find. Treat that distinction as a starting point for a conversation with a California real estate attorney about your specific contract and marketing, not as a settled rule you can rely on for a Los Angeles deal.
Does Measure ULA hit my Los Angeles double close?
Only if your deal touches the City of Los Angeles specifically, and even then the double-close question isn't settled anywhere we could verify. Measure ULA is a City of Los Angeles tax, not a Los Angeles County tax: it applies to transfers of property within city limits, currently 4% above the higher of two inflation-adjusted thresholds and 5.5% above the top one, paid by the seller on the entire price. It does not reach the other 87 incorporated cities in the county or unincorporated county land at any price. Whether and how ULA applies to a same-day A-to-B-to-C double close, rather than a single conveyance, was not something any source we checked would confirm. If your City of Los Angeles deal is anywhere near that threshold, get your attorney's read on the double-close structure before you contract, not after.
Who actually closes my Los Angeles double close, an attorney or an escrow company?
An escrow company, working alongside a title insurer, not an attorney. California is an escrow state: no attorney is required at closing, and licensed escrow companies handle the mechanics under the Department of Financial Protection and Innovation's Escrow Law. In Southern California, including Los Angeles, an independent escrow company typically runs the closing alongside the title insurer, a different custom from Northern California, where the title company itself often runs escrow. Seller-pays is the customary practice for the owner's title premium in Southern California, though it is negotiable on any given contract, and that custom applies to both legs of your double close the same way it would to a single sale.
How does California's foreclosure timeline affect distressed deal flow I'm chasing around Los Angeles?
Plan on a floor of about four months from a notice of default to a completed trustee sale, and treat anything faster as unusual. California forecloses non-judicially: the lender must record a notice of default and then wait at least three months before it can even give notice of sale, and that notice runs at least 20 more days of publishing, posting and recording before the sale can happen, a statutory floor of roughly 111 to 120 days. No source we checked verified a typical real-world elapsed time in Los Angeles County, so do not underwrite a distressed acquisition on a faster number than the statute allows. A judicial foreclosure exists as an alternative that preserves a deficiency claim, but it is slower and rarer, so most of the county's distressed inventory still moves through the trustee-sale track.
If I end up holding title briefly in a Los Angeles double close, do I owe a flip disclosure?
Possibly, if you take title at all rather than only assigning the contract. Under Civil Code section 1102.6h, a seller of a one-to-four unit single-family property who accepts an offer within 18 months of taking title has to disclose any room additions, structural alterations or repairs a contractor performed, naming the contractor. A double close where you take title on the A-to-B leg and sell again on B-to-C, even same-day, falls well inside that 18-month window, so you are a "seller" under the statute the moment you close. A pure assignment, where you never take title, is a different fact pattern. Talk to your attorney about which structure you are actually running and what it obligates you to disclose.
What if my Los Angeles double close falls through and I'm stuck holding the property?
You can pivot to a rehab loan instead of losing the deal. If your B-to-C buyer walks or their financing falls through on a Los Angeles double close, our fix and flip loan funds up to 90% of purchase and 100% of rehab so you can renovate and resell instead of carrying an assignment gone sideways. That is a separate underwriting decision from transactional funding, and either way your closing still runs through a California escrow company. Talk to us before your closing date, not after, so we can have terms ready if you need the fallback.
Do I need to bring my own money to a Los Angeles double close?
Not for the purchase itself. We fund up to 100% of the purchase price on the A-to-B leg, which is the whole point of the product: your capital is not what makes the deal work, your contract is. You still cover closing costs and our fee. In Los Angeles that closing runs through an independent escrow company alongside the title insurer, the Southern California custom, and both legs settle the same way a single sale would. Subject to underwriting.
How is Los Angeles transactional funding priced, and how long is the money out?
A flat fee, for days rather than weeks. There is no rate to amortize and no long carry: the loan funds the A-to-B leg and is repaid out of the B-to-C leg at a simultaneous close, so the money is out for days, not weeks. Price the fee into your spread before you contract, the same way you would price the Southern California escrow and title customs into the deal. Subject to underwriting.
What actually gets underwritten on a Los Angeles transactional funding deal?
The two contracts, not you. There is no credit check and no appraisal on this product, so there is no score to hit and no valuation to wait on. What has to hold up is the B-to-C side: a real end buyer, real funds, and a same-day close. That is also why the fallback matters. If your buyer walks, you are the one holding a Los Angeles property, and that becomes a different underwriting conversation entirely. 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 Los Angeles
Other programs in Los Angeles
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 2026-08-15.
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