Transactional Funding in St. Louis

Yes, 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, delivered at least fourteen calendar days before the purchase contract. Skip it and the owner can cancel the deal at any time before close of escrow, with earnest money returned within thirty days; the Attorney General can also enforce it under the Merchandising Practices Act. There is still no wholesaler license and no assignment-fee cap. Anyone telling you Missouri has no wholesaler law is working from stale information. Confirm your paperwork with Missouri counsel before you contract.

On a plain reading, yes, but treat that as a reading, not a settled rule. RSMo 407.3600 reaches a wholesaler who assigns a contract without holding title. A funded double close has the B buyer take title on the A-to-B leg before reselling on the B-to-C leg, which sits outside that definition as written. The statute took effect August 28, 2026, and no Attorney General guidance or court decision construing it has been located. Confirm this reading with Missouri counsel before you rely on it for a specific deal.

Not to assign your own contract as a principal. RSMo 339.010.1 defines a real estate broker as someone acting for another for compensation. A wholesaler who contracts to buy a St. Louis property and assigns its own contract right is acting for itself, not for another, and sits outside that definition. The exposure runs the other way: marketing the seller's property itself, rather than your own contract, starts to look like unlicensed brokerage. No Missouri Real Estate Commission guidance blessing wholesaling has been located, so do not treat this as settled MREC policy.

Certified funds, not a personal or business check. Missouri is a good-funds state: RSMo 381.412.1 requires a settlement agent to demand certified funds from any buyer, seller, or non-institutional lender on amounts over $2,500, and a title insurer cannot disburse against an uncertified deposit less than ten days old. Nothing in that statute blocks a same-day A-to-B, B-to-C close; it regulates the form of the funds, not the structure of the closing. Wire the money, and confirm with your title company that it can run both legs the same day, since that willingness is underwriter policy, not statute.

Not without watching a hard ten-day clock. The City of St. Louis runs a judicial land tax sale through the Sheriff, and under RSMo 92.840.7 and .8, a buyer of a parcel with a building on it must apply for an occupancy permit within ten days after the confirmation hearing or the sale and confirmation are immediately set aside. The Sheriff's deed also carries a deed restriction requiring that occupancy permit before any later transfer, with $5,000 in liquidated damages for transferring without it. St. Louis County runs a different sale entirely, the ordinary chapter 140 collector's sale, with its own one-year owner redemption period. A city tax-sale parcel is not a quiet wholesale candidate; our fix and flip loan is a better fit once that permit clock is satisfied.

The cost stack stays light on both legs. Missouri has no transfer tax on either conveyance, by constitutional prohibition, and recording runs a flat five-dollar first-page base under RSMo 59.310 before any county surcharge. Two closings the same day mean two small recording bills, not two large ones. What still applies on every leg is the fourteen-day wholesaler disclosure under RSMo 407.3600 if you are assigning rather than taking title, and certified funds at closing under Missouri's good-funds statute. Confirm any county recording surcharge with the recorder before you close.

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.