Ready to secure fast funding for your deal?

What lending option are you considering?

How It Works?

Funding for EMD

  • Submit your request with all details.

  • Wait for team approval.

  • Complete contracts and email to the title company.

  • Get your funding!

  • Communicate with us until closing.

Funding for Double Closing

  • Submit your request with all details.

  • Wait for team approval.

  • Have title contact us when the A-B HUD is ready.

  • We’ll send a payoff to title for the B-C HUD.

  • Both you and Microlend Services approve the final HUD.

  • We fund once the B-C funds are submitted!

How much will it cost?

EMD Deals

We apply a flat 40% return on all EMD deals. If the deal closes, we’ll receive the original amount plus 40%. Additionally, we charge a non-refundable $250 fee upfront to cover our transaction coordinator’s time, even if the deal doesn’t close.

Double Closings

We charge a flat 1.5% fee for all double closings with a minimum of 2 days' notice. If you need faster funding, email [email protected] to confirm availability. For smaller deals, our minimum return is $1,000.

Frequently Asked Questions

What is a double closing?

A double closing is a real estate strategy where two consecutive property sales take place on the same day, involving three key parties: the original seller, the investor (who acts as the intermediary), and the final buyer. Here's the process:

First Sale: The investor enters into an agreement to buy the property from the original seller.

Second Sale: The investor immediately sells the property to the final buyer at a higher price.

In a double closing, the investor generally uses the funds from the final buyer to finalize the purchase from the original seller.

This approach enables the investor to profit from the price difference without needing to use their own funds for a prolonged period.

Double closings are commonly employed in real estate wholesaling and short-term funding, helping investors to smoothly complete deals and earn profits by linking sellers and buyers.

What qualifies as EMD lending?

EMD, or Earnest Money Deposit, is a payment made by a buyer to the seller as a sign of commitment when entering a real estate contract.

This deposit is usually held in escrow until the transaction is finalized.

When determining if the funds you're requesting qualify as EMD, consider the following:

-Is the requested amount identical to the EMD specified in the contract?

-Does your request include an option fee? We do not provide funding for option fees.

-Are you requesting funds after the closing? Post-closing requests do not qualify as EMD and will not be funded.

Can you fund EMD for end buyers?

We can provide EMD funding for end buyers, but it’s not common. Our priority is ensuring that our funds are protected at all times. Typically, this protection is secured through an inspection period.

If your deal lacks an inspection period or if the EMD is non-refundable, we won’t be able to fund your deal. However, if there is an inspection period, we can temporarily fund your deal, provided our funds are replaced before the inspection period expires.

What happens if my EMD deal doesn't close?

We can occasionally fund EMD for end buyers, but it’s rare. Our primary concern is ensuring that our funds are always protected. This protection usually comes through an inspection period. If your deal lacks an inspection period or the EMD is non-refundable, we won’t be able to provide funding. However, if there is an inspection period, we can offer temporary funding, as long as our funds are replaced before the inspection period concludes.

How much money are you able to fund at once?

We have no cap on the funds available for both EMD and double closings. As long as your deal meets our criteria, we’ll be your go-to source for all your transactional funding needs—now and in the future!

How fast can you fund my deal?

We usually need 48 hours' notice to fund a deal, but we've funded deals in as little as 5 minutes—yes, really! If you have a deal ready, it's best to submit it as soon as possible so we can review it and get things moving quickly.

Got more questions? Email us at

Reasons to Choose Us

We bring you a host of benefits, including:

Flexible Financing Options

Purchasing, refinancing, or renovating properties

Quick Approval Process

Where time is the essence

Competitive Interest Rates

Get the most out of your investment

Expertise and Support

Committed to offering personalized guidance and assistance

Transparent and Reliable Service

Ensuring you can trust us to deliver on our promises

A happy couple building their future with Microlend Services.

Our Blogs

Combining EMD and Double Closing for High-Leverage Deals: A Guide for Real Estate Investors

Combining EMD and Double Closing for High-Leverage Deals: A Guide for Real Estate Investors

Learn how combining EMD with double closing boosts profits, reduces risk, and enables high-value deals with minimal capital in real estate investing! ...more

Earnest Money Deposit ,Double Closing

November 04, 20245 min read

Earnest Money and Joint Ventures: Structuring EMD in Partnership Deals

Earnest Money and Joint Ventures: Structuring EMD in Partnership Deals

Learn how to structure Earnest Money Deposits in joint ventures for real estate investment, ensuring commitment and minimizing risks. ...more

Earnest Money Deposit ,Double Closing

October 31, 20243 min read

Top 6 Contingencies Real Estate Investors Should Know to Secure Profitable Deals with EMD and Double Closing

Top 6 Contingencies Real Estate Investors Should Know to Secure Profitable Deals with EMD and Double Closing

Explore 6 essential contingencies to secure profitable real estate deals using EMD and Double Closing, protecting your investments and maximizing returns. ...more

Earnest Money Deposit ,Double Closing

October 28, 20244 min read

Reasons to Choose Us

Flexible Financing Options

Purchasing, refinancing, or renovating properties

Quick Approval Process

Where time is the essence

Competitive Interest Rates

Get the most out of your investment

Expertise and Support

Committed to offering personalized guidance and assistance

Transparent and Reliable Service

Ensuring you can trust us to deliver on our promises

Imagine turning zero into $7k+ with No upfront cash needed! Ready to kickstart your Real Estate Investor journey? With the right strategy, you can secure a deal with zero out-of-pocket and start building wealth today. Your future in real estate is closer than you think—take the first step toward financial freedom now!

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PO Box 1445, 8700

Stonebrook Pkwy Frisco, TX 75034

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