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Program 05
Transactional Funding in San Bernardino
San Bernardino County transactional funding for the wholesaler's A-to-B leg.
We fund the A-to-B leg of a double close so you can close B-to-C the same day, up to 100% of the purchase price, with no appraisal and no credit check since the loan is repaid from the simultaneous resale. In this county the wholesaler's job is less about the law and more about what rides with the deed: a short-term rental permit, a rental inspection, or a special tax that carries into the second closing. Bring us the closing docs and we handle the rest. This is business-purpose funding only, subject to 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 San Bernardino, answered.
Does California have a special wholesaling law we need to follow here?
No. California has no wholesaling-specific statute. The line that matters is the broker license requirement at Business and Professions Code section 10131: assigning your own equitable interest is one thing, and acting as a broker for other people's real estate contracts is another. Any claim that a law called "AB 1850" governs wholesaling is unverified and we do not repeat it.
Why does the A-to-B leg get wired instead of paid by check?
Because California is a good-funds state. Insurance Code section 12413.1 lets escrow disburse wired funds the same day they arrive, while a check has to clear first. That is why the A-to-B leg on a same-day double close is funded by wire, not a check.
If the end buyer is planning a short-term rental in the mountains or desert, does the seller's permit carry over?
No, and this is the trap for a mountain or High Desert wholesale deal. San Bernardino County's short-term rental permit is not transferable to a new owner, and a new grant deed triggers a fresh application, "even if the name has changed but the ownership responsibility has not," with 30 days to file and a 20-day neighbor comment period before a replacement permit issues. Marketing a cabin on its rental income is marketing a stream the end buyer has to re-earn. The City of Big Bear Lake runs its own program with the same rule: the license automatically expires on a change of ownership.
Could the property fail an inspection right after we assign it?
Possibly, in two cities. San Bernardino inspects single-family, duplex and triplex rentals every two years with no exemption for Section 8 units, and Ontario inspects every rental unit over seven years old on a four-year cycle. A property picked up at a low basis and assigned quickly in either city can hand the end buyer a scheduled inspection along with the deed. No other city in this county's set has a confirmed rental inspection program, so do not assume the same rule in Fontana, Rancho Cucamonga, Rialto, Redlands, Chino, Victorville or Hesperia.
Is there a tax on the property that could surprise the end buyer after the double close?
In some newer subdivisions, yes: a Mello-Roos special tax that runs with the land. The county's own CFD 2006-1 (Lytle Creek North) district raises its maximum special tax every July 1 by CPI, with a floor of 2% and a cap of 4% a year, so the charge does not sit still even in a flat market. That same district also carries a contingent special tax levied at $0.00 today only because the homeowners association is maintaining the parks, with up to $520.99 per unit available if it stops. Assignment flow in newer Fontana, Chino and Ontario Ranch tracts is produced in part by buyers who find the special tax late.
What happens if the deal doesn't close and the trustee sale process starts instead?
California forecloses through a non-judicial trustee sale under Civil Code section 2924, with a statutory floor of roughly four months from the notice of default to the sale, and the anti-deficiency bar in Code of Civil Procedure section 580d applies after any trustee sale. This process governs statewide and is not specific to San Bernardino County; California's Homeowner Bill of Rights does not reach a business-purpose loan on non-owner-occupied property.
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 San Bernardino
Other programs in San Bernardino
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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