Transactional Funding in St. Charles

Yes. RSMo 407.3600, effective 2026-08-28, requires anyone who contracts to buy a one-to-four-unit residential property and then assigns that contract for a fee to give the record owner a separate, boldface, dual-signed disclosure at least fourteen calendar days before the purchase contract is signed. Skip it, and the owner can cancel any time before closing with earnest money returned within thirty days, and the Missouri Attorney General can enforce it as an unlawful practice. That fourteen-day window sits in front of the contract, not the closing, so a deal sourced as an assignment now runs on a longer clock than it did before late August 2026. A double close, where the wholesaler takes title as principal buyer rather than assigning a contract, is argued to sit outside this definition on a plain reading, but confirm that reading with Missouri counsel before relying on it.

Structurally, yes, but wire your funds. Missouri is a good-funds state under RSMo 381.412: a settlement agent accepting more than $2,500 for a closing must require certified funds from a buyer, seller, or non-institutional lender, and a title insurer cannot disburse against a non-certified deposit that is less than ten days old. Neither rule bars a same-day A-B / B-C close, and an end buyer's wire counts as certified funds on its face, so the mechanics support a back-to-back closing on the same day. Whether a specific title company will actually schedule one is that company's underwriting policy, not a statutory bar, so confirm with the closing office before you commit to a same-day date.

Less than most. Missouri bars a real estate transfer tax by constitutional provision, so neither the A-to-B nor the B-to-C leg of a double close carries one, and recording starts at five dollars for the first page plus the county's own surcharge. There is also no Missouri mortgage recording tax. That keeps the round-trip cost stack on a St. Charles County double close structurally light, though ordinary title, escrow, and recording fees still apply on both closings, and a typical local assignment fee was not sourced for this page.

Yes, and it remains unlicensed, but it is no longer undisclosed. Missouri has no wholesaler licensing statute and no assignment-fee cap. The one line that matters is RSMo 339.010.1's real estate broker definition, which reaches someone acting for another, and for compensation. A wholesaler who contracts to buy as principal and then assigns its own contract is acting for itself, not for another, and sits outside that definition. Marketing the seller's property directly, rather than your own contract right, is what starts to look like unlicensed brokerage. No Missouri Real Estate Commission guidance blessing wholesaling has been located, so treat this as a statutory reading, not a regulator's endorsement.

No. This program funds against the simultaneous resale, not your credit file or a third-party valuation, so there is no appraisal and no credit check to originate. Pricing is a flat fee rather than an amortizing rate, and the loan is structured to be repaid the same day it funds. Bring the closing documents for both legs and we handle the rest, subject to underwriting.

Typically the same day. Because this loan is repaid from the B-to-C resale rather than carried over time, funding is generally same-day once the underlying contracts and closing documents are in order. The fourteen-day RSMo 407.3600 disclosure clock, where it applies, runs before the purchase contract is signed, not before the close, so it changes how far in advance a wholesaler must line up the end buyer, not how quickly USAM can fund on closing day itself.

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.