Iron Spores Capital funds earnest money deposits, same-day double closings, and Stack Method transactions for wholesalers and real estate investors nationwide. When a deal needs money sitting in escrow fast, we put it there.
Short-term capital, underwritten on the deal in front of us.
Your deal is under contract and escrow wants the deposit. We wire it straight to the title company, often the same day. Terms run 30 days, 60 days maximum with an extension. Bigger deposits get looked at case by case, so send the deal anyway.
Keep your spread private. We fund the full A-B purchase once your end buyer's money is confirmed in escrow, and both transactions close the same day. There's no up-front fee on a double close. Our return gets paid on the HUD when everything closes.
Most lenders won't touch a deal where the seller carries part of the financing after closing. We will. We structure and fund Stack Method transactions with 1 to 2 day closings, and larger deals get looked at case by case.
Need a POF letter to get your offer taken seriously? A standard proof-of-funds letter for your seller or agent is free. When a deal needs liquid funds shown in an account, we place real capital, up to $2M, with higher amounts by request.
Send the deal through our funding portal with the fully signed contract, timeline, and title company. It takes about three minutes.
We review the contract against your submission and send agreements the moment we're aligned. You'll hear from us fast either way.
We get in full written agreement with your title company before any money moves. That step protects everyone at the table.
Funds wire on verified instructions. The deal closes, the HUD pays everyone correctly, and you move to the next one.
Fast money that skips steps loses deals. Every Iron Spores transaction runs the same guarded process. That process is the reason closings go smooth and clients come back with their next deal.
No hidden spread and no surprises at the closing table. Pricing is posted below because it's that simple. Every fee is confirmed in writing before contracts are signed, and every fee shows up on the settlement statement where you can see it.
| Funding Type | Structure | Timing |
|---|---|---|
| EMD Funding | Up-front fee (non-refundable): the greater of $1,500 or 5% per 30 days. Extension to 60 days carries an extension fee equal to the up-front fee. Fee at closing: 20%. Up to $100K standard, larger case by case. | 30-day terms, 60 days maximum with an extension · funds often same day once title is aligned |
| Double Close | No up-front fee. 1.5% of the A-B price up to $1M, 2.5% up to $5M, 3% above that, with a $1,500 minimum. Add 1% if the two closings use separate title companies. Paid on the HUD at closing, not out of your pocket. | Same-day A-B / B-C closings · up to $100M |
| Stack Method | Flat 2.5% return, $2,500 minimum. Transaction coordination, when used, is a $1,400 non-refundable up-front fee set on the intake call. Proof of funds above $1M carries a 1% up-front fee. | 1 to 2 day closings · up to $1M standard, larger case by case |
| Proof of Funds | Standard POF letter: free. Liquid POF (real capital placed in an account): 1% up-front fee, $1,500 minimum. | Instant · liquid POF up to $2M, higher by request |
If a fee isn't in writing before you sign, you shouldn't be paying it.
Short-term capital provided specifically to complete a real estate transaction, most commonly an earnest money deposit or the A-B leg of a double closing. We underwrite the deal itself instead of your credit or income.
Often the same day. As soon as the title company is on the same page with us in writing, money can move in minutes. Paperwork and title coordination set the pace, and we push both hard.
It depends on the deal. For EMD the fee follows the schedule above and depends on when the deposit is refundable, so we need to see the contract before confirming it. For a double close, we quote a flat percentage of the A-B price after speaking with the title company, and double closes carry no up-front fee. Either way, you get the exact number in writing before you commit.
No. The deal is the collateral and the underwriting. We look at your contract, your timeline, and the title company handling it. Your credit report never comes up.
Yes. A standard proof-of-funds letter to show your seller or agent is free. Liquid proof of funds, where real capital is placed in an account for a double close or Stack Method deal, is 1% up front with a $1,500 minimum, up to $2M. We don't issue POF letters for capital we aren't behind. That policy protects your reputation as much as ours.
That isn't a true double close. It's a different structure and it's priced differently. On double closes we fund once the end buyer's money is confirmed in escrow, with both closings on the same day at the same title company. If your deal needs a longer hold or seller carryback, ask about our Stack Method funding. That's exactly what it's built for.
A transaction where the seller carries financing on part of the deal after closing. These are tricky, and most lenders won't fund them because they take the right structure and the right paperwork. We fund Stack Method deals with 1 to 2 day closings, and transaction coordination is available when the deal needs it.
It's the mechanism that protects the deposit if a deal cancels. Every serious transactional funder requires one. It costs you nothing when your deal closes, and it protects everyone when it doesn't.
Nationwide. If your deal has a legitimate title or escrow company attached, submit it and the deal desk will confirm coverage for your state along with your quote.
Submit through our funding portal with the fully signed contract. It takes about three minutes. A real person reads every submission and you'll hear back quickly either way.
Your submission goes straight to our deal desk and stays there.
Questions before you submit? Email admin@ironspores.com and a principal will answer you directly. There is no call center.