Double Close Funding in Pennsylvania | Swift Deal Funding
Double Close Funding in Pennsylvania
Double close funding lets a Pennsylvania wholesaler buy from the seller (A→B) and resell to the end buyer (B→C) on the same day, through one closing agent, using our capital for the A→B leg. No personal cash goes into the deal. Across PA’s two big wholesale engines — Philadelphia and Pittsburgh — funded amounts commonly run $150,000 to $450,000, reflecting comparatively affordable Northeast pricing, with single-transaction capacity past $10 million.
The reason a double close matters so much in Pennsylvania is regulation. Pennsylvania regulates wholesaling, and the City of Philadelphia layers on its own ordinance that requires residential wholesalers to hold a license and make specific disclosures. Assigning a contract puts you directly in the path of those rules. A double close restructures the deal — you take actual title at A→B, then sell what you own at B→C, acting as a principal rather than an assignor. For many PA operators, especially those working Philadelphia inventory, that’s the cleaner compliance posture. It is not a blanket exemption, so confirm your specific situation with a Pennsylvania attorney.
How a double close closes in Pennsylvania
Pennsylvania is a wet-funding state, so our capital has to be in escrow before any deed records. On closing morning, our wire reaches your closing agent’s escrow by 9 AM Eastern. The A→B deed records, the seller is paid, then the B→C deed records and your end buyer’s funds repay our capital plus fee — all the same business day. PA closes through either a title company or an attorney, and attorney closings are common in the east and in Philadelphia, so your closing agent may be a lawyer. Either way, we require one agent to control both legs and we coordinate the wire and disbursement with them directly.
Pricing
Tiered flat fee on the funded A→B amount, collected on the closing statement. No upfront or application fees.
| Funded Amount | Fee Rate | Example |
|---|---|---|
| Up to $1,000,000 | 1.25% | $300K deal = $3,750 |
| $1M – $10M | 1.0% | $2.5M deal = $25,000 |
| $10M+ | Custom | Contact us |
You pay only if the deal funds and closes.
What you’ll need
- Executed A→B purchase contract (seller to you)
- Executed B→C assignment or purchase contract (you to end buyer)
- Verified end buyer with proof of funds or financing pre-approval
- Same-day closing scheduled on both legs
- One Pennsylvania closing agent — title company or attorney — handling both transactions
No credit check, no income docs, no tax returns. Direct lender, underwriting on the deal documents.
A typical Pennsylvania double-close scenario
A Philadelphia wholesaler ties up a rowhome at $165,000 and lines up a rehab buyer at $200,000. Rather than assign — and step into the city’s wholesaler-licensing ordinance — they double close. We fund the $165,000 A→B leg; the wire reaches the closing attorney’s escrow by 9 AM Eastern. The A→B deed records, the seller is paid, then the B→C deed records and the buyer’s $200,000 repays our funds plus the 1.25% fee ($2,062.50). The wholesaler nets roughly $32,900 as a titled principal, not an assignor.
Apply
Send both contracts and your end-buyer verification online — under ten minutes. Standard turnaround is about 48 hours to wire-ready; same-day is possible for complete files in before 11 AM Eastern.
Frequently Asked Questions
How do Pennsylvania's wholesaler-licensing rules affect a double close? +
Pennsylvania regulates wholesaling, and the City of Philadelphia adds its own ordinance requiring residential wholesalers to be licensed and to make disclosures. A double close changes your position: you take title at the A-to-B closing and resell what you own at the B-to-C closing, so you act as a principal rather than assigning a contract. That structure can address concerns the assignment-focused rules raise, but it doesn't automatically exempt you. Confirm your status with a Pennsylvania real estate attorney, especially for Philadelphia properties.
Does Pennsylvania use attorneys or title companies to close a double close? +
Pennsylvania transactions can close through either a title company or a real estate attorney, and attorney involvement is common — particularly in eastern PA and Philadelphia. For a double close we require one closing agent, whether title company or attorney, to handle both the A-to-B and B-to-C legs so a single party controls the chain of funds and recording order. Tell us your closing agent at application and we coordinate the wire and disbursement with them directly.
Pennsylvania is a wet-funding state — what does that mean for closing day? +
It means our funds must be in the closing agent's escrow before documents record. We wire to your Pennsylvania title company or attorney by 9 AM Eastern on closing day, which lets both legs settle the same business day. The A-to-B deed records and the seller is paid; immediately after, the B-to-C deed records and your end buyer's funds repay our capital plus fee — one closing agent, one day.
Apply for Double Close Funding in Pennsylvania
Submit your application online — same-day decisions for complete files before 2 PM Eastern.