Transactional Funding in Santa Rosa

California has no statute written for wholesaling, so the question turns on the state's broker-license line. A bill that would create one, AB 1850, would require a real estate license to wholesale and written disclosure to the owner that you will not take title, but it was amended in the Assembly in April 2026 and then held under submission in Assembly Appropriations in May 2026. It has not been chaptered and is not law. What governs today 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. Treat the license line as a question for a California real estate attorney on your specific contract and marketing, not as a settled rule.

Because California's good funds statute makes an electronic payment disbursable the same business day and a check is not. Insurance Code section 12413.1 lets a title or escrow entity disburse cash and electronic payments, wires included, following deposit on the same business day; a check or draft has to clear collection first. That is why a transactional lender wires the A-to-B leg: it puts same-day money into escrow so your B-to-C leg can close right behind it. Subject to underwriting.

Yes, on the exit leg, and it is worth pricing before you contract. Sonoma County's documentary transfer tax is $0.55 per $500 of price, about $1.10 per $1,000, and it applies everywhere in the county. Santa Rosa and Petaluma each stack an additional $2.00 per $1,000 on top, with no exemption for assumed loans, while Cloverdale, Cotati, Healdsburg, Rohnert Park, Sebastopol, Sonoma and the Town of Windsor levy no city tax at all. On an $815,000 Santa Rosa exit that is roughly $896.50 county plus $1,630 city, about $2,526.50 total, versus about $896.50 in a city with no add-on. A double close inside Santa Rosa or Petaluma pays that city excise on both legs, while a straight assignment pays it once, so where the property sits changes the math on which structure to run.

A title or escrow company, not an attorney. California requires no attorney at closing. In Northern California, including Sonoma County, the title insurance company typically runs the escrow itself rather than a separate independent escrow company sitting alongside it, the reverse of the Southern California pattern. Sonoma County transactions close this way. We were not able to source a Sonoma County norm for how a title company handles a same-day double close specifically, including whether the B-to-C funds may fund the A-to-B leg, so do not assume a local custom either way and confirm directly with the title company on your file.

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 the same day, falls well inside that 18-month window. A pure assignment, where you never take title, is a different fact pattern. Talk to your attorney about which structure you are actually running.

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 Santa Rosa 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 title or escrow company. Talk to us before your closing date, not after, so we can have terms ready if you need the fallback.

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.

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.

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.

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.

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.

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.