EMD funding companies at a glance

This list is not a ranking. Terms, fees and eligibility change often, so confirm current details directly with each provider before applying.

1. Duckfund

Best for CRE investors needing larger refundable deposits

Duckfund specialises in soft deposit financing for commercial real estate. It funds fully refundable deposits starting at USD 25,000 across multifamily, net lease, office, retail, industrial, hospitality, self-storage, land and other asset classes. Applications take a few minutes, approval comes within 24 hours and the deposit is paid within 48 hours, with a 30-day minimum term and no collateral required. It serves investors, developers, syndicators and wholesalers.

2. EMD DC

Best for wholesalers who also need double closing funds

EMD DC provides short-term transactional funding, with EMD funding from USD 500 to USD 100,000 on a standard 30-day term, extendable to 60 days. It also offers double closing funding up to USD 100 million and seller carryback funding. Fees combine an upfront charge per 30 days and a percentage at closing, with the closing portion waived if the deal does not close. A mutual release signed by buyer and seller is required.

3. Levine Capital

Best for investors wanting fast approvals and no minimum

Levine Capital funds earnest money deposits for wholesalers, flippers and commercial buyers, with no minimum deposit, approvals in 24 hours or less and funds sent directly to escrow within 48 hours. No collateral is required, several applications can be submitted at once, and it also funds assignments and capital raising. It does not lend in a handful of states, including Arizona, Nevada and Oregon.

4. Sling Funding

Best for wholesalers assigning or double closing

Sling Funding acts as a co-buyer rather than a lender, placing EMD with the title or escrow company for wholesalers and investors buying to assign, double close or hold. Funding is typically reviewed and sent within 48 to 72 hours, with no credit checks or appraisals. It charges a small non-refundable funding fee and a percentage of the EMD at closing, and requires a fully executed purchase agreement, a reputable title company or attorney and a signed mutual release addendum. It can also provide a proof of funds letter.

5. EMD Transactional Funding

Best for first-time and experienced wholesalers

EMD Transactional Funding sends earnest money directly to the escrow officer or title company, with repayment at closing plus an agreed fee. There is no credit check. Borrowers submit the purchase agreement, title or closing attorney details and a short summary of the deal and their wholesaling experience, followed by a call to review it. End buyers can use it only in specific circumstances tied to the due diligence period.

6. Y2 Lending

Best for small, quick EMD and gap funding

Y2 Lending is a private lender serving real estate investors and wholesalers with EMD funding alongside transactional funding, 30-day gap funding and fix and flip loans. It suits smaller deposits where speed matters more than size, and borrowers should confirm current terms directly before applying.

7. FuleCap

Best for Canadian developers and land buyers

Toronto-based FuleCap offers deposit financing to commercial real estate developers in Canada so they can secure deals without drawing on credit lines or their own liquidity. When it launched in 2020, it reported loan sizes of about CAD 100,000 to 1.5 million, with funds reaching the buyer's lawyer's trust account within 48 hours. It is one of the few dedicated deposit lenders outside the US.

How to choose an EMD funding company

Check the total cost. Compare the upfront fee, the fee at closing and any extension charges against the profit on the deal. A 30-day advance with a flat fee can be expensive if closing slips.

Confirm the deposit is refundable. Most funders will not fund deposits that have gone hard, and many require a mutual release signed by buyer and seller.

Match the size. Wholesale-focused funders typically cap EMD at around USD 100,000, while CRE deposit lenders start higher.

Check speed and geography. Some providers exclude certain states, and timing ranges from same day to 72 hours.

Read the paperwork. Understand what happens if the deal is delayed or cancelled, and whether any fees survive termination.

When you need more than an EMD lender

EMD funders solve the deposit. They do not finance the acquisition. For commercial buyers facing a larger deposit, a closing deadline or a gap between the senior loan and the purchase price, the answer is often a structured bridge or gap facility rather than a series of short advances. Our article on bridge capital for earnest money deposits explains how these work, and our guide to down payment solutions for commercial real estate covers mezzanine, preferred equity and joint venture options. If a seller wants evidence of funds before accepting an offer, see our proof of funds service.

Frequently asked questions

What is EMD funding?

EMD funding is a short-term advance that pays a buyer's earnest money deposit into escrow so the buyer can secure a property under contract without using their own cash. It is repaid at closing, usually with a flat fee or a percentage of the amount funded.

Who uses earnest money deposit funding?

Real estate wholesalers, flippers and investors use it most, along with commercial real estate buyers who need to post larger deposits on several deals at once.

What happens if the deal does not close?

It depends on the provider and the contract. Most EMD funders only fund refundable deposits and require a mutual release, so the deposit can be returned. Upfront fees are usually non-refundable even if the deal falls through.

Is EMD funding expensive?

Yes, compared with other financing. Because the funds are outstanding for a short period and carry deal risk, providers charge flat fees or percentages that equate to a high annualised cost. It makes sense when the profit on the deal comfortably covers it.

Does Financely fund earnest money deposits?

No. Financely is an advisor and arranger, not a lender. For larger commercial acquisitions it helps buyers structure and arrange bridge and acquisition financing, including capital to cover deposits and closing gaps.

This article is for general information only and does not constitute legal, tax or investment advice. Provider descriptions are based on publicly available information at the time of writing, are not endorsements and may change. Financely is not affiliated with any provider listed. Financely is an advisory and arranging firm, not a lender or broker-dealer. Any financing is subject to the lender's underwriting, due diligence, credit approval, documentation and conditions precedent, and no outcome or timeline is guaranteed.