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, extendable to 60. 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? We issue proof of funds for capital we will actually be providing on your transaction.
Send the deal through the form below with your 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. Double close pricing is posted below because it's that simple. Everything else gets quoted 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 | Flat structure quoted per deal, based on deposit size, term length, and contract terms. Up to $100K standard, larger case by case. | 30-day terms, extendable to 60 · 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 · no published maximum, large deals priced case by case |
| Stack Method | Flat percentage return quoted per deal, with transaction coordination included in the structure. | 1 to 2 day closings · up to $1M standard |
| Proof of Funds | Quoted per request, for transactions we fund. | Deal dependent · up to $1M |
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 we need to see the contract and timeline before quoting. 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, for funds we will actually be providing on your transaction. 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 handle the transaction coordination ourselves.
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.
It takes about three minutes. A real person reads every submission and you'll hear back quickly either way.
Questions before you submit? Email admin@ironspores.com and a principal will answer you directly. There is no call center.