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Please note that Transactional Funding is NOT the same as a Hard Money Loan from a private lender. Many beginners—and even new students in our real estate training program—often confuse the two.
I only loan my own personal funds to coaching students in my program, and I personally review each property myself.
A Hard Money Loan is used to purchase a property you plan to fix and flip or keep as a rental.
The goal is to repair the property and then sell it or refinance the loan.
Key points about Hard Money Loans:
You typically put down 10%–20% of the purchase price.
You must have your own repair funds available for the rehab.
Your lender will want to verify you have these funds.
You’ll also pay points, fees, closing costs, insurance, and prepaid interest.
Hard money loans are short-term bridge loans with high interest rates and a maximum term of 12 months.
You borrow the money, buy the property, make repairs (with your own cash), and then sell or refinance to pay off the loan.
We do not offer hard money loans or repair money to Partnership Program students, nor do we partner on rehabs or fix-and-flip projects. Hard money loans are only offered to coaching students in our Real Estate Coaching Program.
If you’re a current student in our real estate training program, we do offer Transactional Funding for wholesale flips, so you can double close and flip properties to other investors for a profit.
Transactional Funding Fee:
$495 + 2% of the purchase price
What It’s Used For:
Transactional funding is a same-day loan used for double closings on:
Bank Owned Properties
HUD Homes, Fannie Mae Homes, Freddie Mac Homes
Online Auctions (Hubzu, Auction.com, etc.)
When you’re direct-to-seller (via postcards, PPC, or PPL), you can simply assign the contract to your end buyer—no transactional funding is needed.
Certain sellers—such as banks, Fannie Mae, Freddie Mac, and HUD—do not allow assignable contracts.
In those cases, you must double close the deal:
Buy the property using transactional funding.
Sell the property to your end buyer the same day.
Both closings must occur on the same day and both closings must be at our approved title company, Independence Title:
📍 www.titlerate.com | Tel: (954) 335-9305
We only fund deals for active students in our real estate training program and only within Florida.
We will only fund your deal if:
Both closings occur on the same day and at Independence Title.
The end buyer’s wire funds have been received before we fund the first closing.
We can physically inspect the property.
The property is entry-level priced (we do not fund mid/high-end flips).
The purchase price is within our limit (typically up to $300,000 but in certain cases up to $500,000).
We approve the property and deal terms.
We reserve the right to decline funding for any reason (price, property condition, or other concerns).
Rates and fees are subject to change, and higher-priced deals may incur higher fees or be referred to third-party funders.
We will not fund your deal if:
You use a different title company.
Both closings are not same-day and fully funded.
We cannot inspect the property.
The deal involves properties outside Florida.
There are title issues, open/expired permits, liens, or code violations.
The property has deed restrictions (common in short sales).
To request transactional funding:
Submit all documents at least 3 weeks before closing:
Both A–B and B–C contracts
Proof of deposits
Any title work completed
Email everything to: support@lexrealestategroup.com
Both closings must be at Independence Title.
We must review and approve your deal before funding.
Approval is not guaranteed—we reserve the right to decline any deal. You must be a student in our real estate training program to have access to our transactional funding.
When flipping a bank-owned property, there are always two contracts and two closings:
A–B Transaction: Bank (Seller) → You (Buyer)
B–C Transaction: You (Seller) → End Buyer (Investor)
Example:
Purchase from bank: $190,000
Sell to end buyer: $220,000
Gross profit: $30,000
After closing costs and transactional funding fees, your net profit will be lower than your $30,000 profit since you have a 2% transactional funding fee which is $3,800 and a $495 processing fee. These will be deducted at closing and will be fees on your HUD (settlement statement).
To reduce double closing costs, you may be able to purchase the property in a Florida Land Trust, which allows you to assign your beneficial interest in the land trust to your end buyer instead of doing a double closing. Do not do this with short sales as this is not legal. If you want to flip short sales, you need to consult with an attorney that specializes in this area or you may get yourself into trouble. Click Here To Read More About Flipping Short Sales.
Two closings mean two sets of closing costs—one for buying, one for selling.
To reduce this, include a clause in your contract with the end buyer stating:
“Buyer pays all closing costs including acquisition costs.”
2% of the purchase price
$495 transaction fee
Minimum funding fee: $3,000
Example:
For a $150,000 purchase:
2% = $3,000 + $495 = $3,495 total
Transactional funding fees are separate from title company closing costs.
We do not own or control Independence Title—their closing fees are independent of us.
We will not fund any deal unless both closings occur at Independence Title.
We will also not wire funds until:
The end buyer has signed their documents, and
Their wire transfer has been received.
When you have an executed contract, submit your deal immediately at:
👉 www.submitmydeals.com
Do not email contracts or deposits directly to the title company—we’ll coordinate everything for you once we have a buyer. Our coaching students are looking for houses to buy and rent and to fix and flip. We will look for a student in our coaching program who is looking for a house to fix and flip or keep as a rental whose “buy box” is similar to the house that you have under contract. If we find a student that is a good fit, then you will be able to flip the house for a profit to our student and it will be a win win for both you and our student. Remember you both have to be students in our real estate training program for this to happen.
Our buyers are:
Rehabbers seeking fix-and-flip properties
Landlords looking for rental properties with equity and cash flow
They focus on entry-level homes with strong profit margins and high demand.
We generally do not fund high-priced properties over $500,000
We have strong buyer demand throughout the State of Florida.
If your deal is a good wholesale opportunity—priced right with solid equity—we likely will have a buyer interested.