EMD Funding in Saint Louis, MO | Swift Deal Funding
How EMD Funding Works in Saint Louis, MO
EMD funding lets St. Louis wholesalers lock up property without fronting their own earnest money. We send the deposit — usually $5,000 to $25,000 — directly to the Missouri title company in your contract, generally within 24 hours of a complete application. The deposit must be refundable under your inspection or due-diligence contingencies, which protects both you and us.
In a market defined by durable brick stock and real vacancy — a city median near $180,000, heavy inventory in North City, and rehab activity in Dutchtown and Tower Grove — speed wins. EMD funding lets you bind multiple contracts and compete with cash buyers without draining your own capital.
How EMD Closes in Saint Louis
Missouri is a title/escrow, wet-funding state, so a St. Louis title company holds your earnest money in escrow — no closing attorney as on a Kentucky or Alabama deal. We coordinate directly with the closer to confirm the amount, verify the refundable language, and wire.
Worth planning around: the City of St. Louis’s point-of-sale occupancy permit and inspection can surface repair conditions during your due-diligence window. Because we fund only refundable earnest money, a properly written contract lets you walk and recover the deposit if the occupancy inspection changes the math. Confirm the city’s current occupancy process locally.
Pricing
Two options on every EMD, with nothing else added:
| Option | Upfront | At Close | Best For |
|---|---|---|---|
| A | 5% of EMD (min $500) | 20% of EMD | High close-through rates |
| B | 10% of EMD (min $1,000) | 0% | Predictable per-deal cost (most popular) |
A $10,000 EMD under Option B costs $1,000 total, paid once, with nothing at closing.
What You’ll Need
- Fully executed purchase contract with refundable EMD language
- St. Louis title company / escrow contact information
- Written confirmation from the closer that the deposit is refundable per contract terms
- Borrower identification
No credit check, no income verification, no tax returns.
A Typical Saint Louis EMD Scenario
You find a vacant brick fourplex in North City and need to bind it before another investor moves. The contract calls for an $8,000 refundable earnest deposit with a 14-day inspection window — enough time to clear the city occupancy inspection. You apply, we confirm refundability with your St. Louis title company, and the $8,000 lands in escrow within 24 hours. Under Option B your cost is $1,000, paid once, while your own cash stays free for the rehab.
Apply
Submit your contract and title contact online — under 10 minutes. Same-day wire is possible for complete files before 11 AM Eastern. We coordinate directly with your St. Louis title company.
Frequently Asked Questions
Where does my earnest money go on a St. Louis deal? +
We wire the earnest money straight to the Missouri title company or escrow holder named in your contract, usually within 24 hours of a complete application. Missouri is a title/escrow state, so a St. Louis closer holds the deposit — not an attorney. Your contract needs refundable EMD language tied to inspection or due-diligence contingencies, and we ask the title company to confirm in writing that the deposit is refundable per those terms before we fund.
Does St. Louis's occupancy inspection change how EMD funding works? +
Not the funding itself, but it can affect your due-diligence window. The City of St. Louis requires a point-of-sale occupancy permit on many transfers, and the inspection can surface repairs that influence whether you proceed. Because we only fund refundable earnest money, a well-written contract lets you recover the deposit if the occupancy inspection changes the deal. We get the title company's written confirmation of refundability before wiring. Confirm the city process locally.
How fast can EMD funding reach a St. Louis contract? +
We fund earnest money between $5,000 and $25,000 and can have it at your St. Louis title company within 24 hours of a complete file. The city's brick-and-vacancy market — heavy vacant inventory in North City, steady rehab demand in Dutchtown and Tower Grove — rewards investors who can bind a contract before someone else does. Send your contract and title contact and we move the same business day. No credit check, income docs, or tax returns.
Apply for EMD Funding in Saint Louis, MO
Submit your application online — same-day decisions for complete files before 2 PM Eastern.