Stack Funding in New Orleans, LA | Swift Deal Funding
Stack Funding in New Orleans, LA
Stack funding — the Morby Method structure — covers the cash a closing needs when a seller carries back a note for the buyer’s down payment but the table still requires real funds. Swift Deal Funding wires that cash as the act of sale passes; a recorded second-position note then repays our funds plus a flat 2.5%, often the same day through the notary.
New Orleans is fertile ground for seller financing because so many properties are held long-term within families, carrying substantial equity. An owner of a Bywater double or a Mid-City bungalow may prefer carrying paper to a full cash-out — and Stack lets a wholesaler structure that without funding the down payment personally.
How a Stack Deal Closes in New Orleans
Louisiana’s civil law makes the closing an act of sale passed before a notary, not a conventional settlement. The seller agrees to a carry-back covering the down payment plus costs, we wire cash at the table, the act of sale passes, and the New Orleans notary records the carry-back note in second position with the parish Recorder of Mortgages. That recorded note repays us plus 2.5% — typically same-day.
As always in New Orleans, succession-clouded title can stall the act of sale; your notary must clear it before any carry-back note can be granted. Confirm locally.
Pricing
Flat 2.5% of the funded amount, collected through the closing statement. Nothing upfront.
| Funded amount | Fee |
|---|---|
| $40,000 | $1,000 |
| $60,000 | $1,500 |
| $80,000 | $2,000 |
What You’ll Need
- Executed purchase contract with seller-financing terms
- Carry-back amount ≥ required down payment + closing costs
- New Orleans notary or title company ready to record the 2nd note with the Recorder of Mortgages after the act of sale
- Written confirmation that the note will be recorded as agreed
Local note: clear any succession issues before structuring the carry-back, and confirm the recording sequence with the parish Recorder of Mortgages through your notary.
A Typical New Orleans Stack Scenario
You acquire a Bywater double at $310,000 on a subject-to with a $52,000 seller carry-back covering the down payment and costs. The notary needs that $52,000 in cash to pass the act of sale. Stack funds it; the fee is $1,300. The act of sale passes, the New Orleans notary records the 2nd note with the Recorder of Mortgages, and that note repays us $53,300 — the seller carries the balance, and you control a cash-flowing property with no capital out of pocket.
Apply
Submit your purchase contract and seller-financing terms online. We coordinate the carry-back recording with your notary directly.
Frequently Asked Questions
How is the seller-carry note recorded in New Orleans? +
Louisiana is a civil-law state, so the closing is an act of sale passed before a notary, and the seller carry-back note is recorded in second position with the Recorder of Mortgages in the parish right after the act passes. We wire the cash the table needs, the act of sale passes, the note records, and it repays our funds plus the flat 2.5% — often same-day through the notary. We require written confirmation the note will be recorded as agreed before funding.
Do succession issues affect Stack deals in New Orleans? +
Yes, indirectly. Many family-held New Orleans homes — especially in the Lower Ninth and Gentilly — carry title clouded by incomplete successions, and the seller can't pass a valid act of sale or grant a clean carry-back note until your notary clears it. Stack funds the cash at the table once the deal is genuinely ready to close, so resolve the succession first. Then the recorded 2nd note repays us plus 2.5% as the act passes.
What New Orleans deals fit Stack funding? +
Subject-to and seller-finance deals where a New Orleans seller — often an owner with deep equity in a long-held Bywater or Mid-City property — agrees to carry a note covering the down payment, but the notary still needs real cash to pass the act of sale. Stack provides it. With a citywide median near $330,000, funded amounts here often run $30,000–$80,000, and the recorded 2nd note repays us plus 2.5%.
Apply for Stack Funding in New Orleans, LA
Submit your application online — same-day decisions for complete files before 2 PM Eastern.