Double Close Funding in Louisiana | Swift Deal Funding
Double Close Funding in Louisiana
Double close funding lets a Louisiana wholesaler buy from the seller (A-to-B) and resell to the end buyer (B-to-C) the same day, before the same notary, on our capital. You take real title through the first act of sale without bringing your own cash — our wire funds it and is repaid from the end buyer’s proceeds minutes later.
Louisiana’s market splits in two. New Orleans carries unique dynamics — historic shotgun and Creole-cottage inventory, post-storm rehab demand, and tricky title chains across generations. Baton Rouge offers more conventional flip opportunities. Across both, double-close deals here typically fund $100,000–$350,000, with capacity to $100,000,000+ per transaction.
How a double close closes in Louisiana
Louisiana is the country’s only civil-law (Napoleonic Code) state, and it changes the mechanics. There’s no county and no title-only escrow officer: property sits in a parish, and a sale is completed by an authentic act — the act of sale — passed before a notary. For a double close, both the A-to-B and B-to-C acts of sale must be executed the same day, before the same notary or closing office, then recorded with the parish Clerk of Court (the Conveyance/Land Records office in Orleans Parish).
Louisiana is also a wet-funding state, so funds must be in hand before the act passes — we wire by 9 AM Eastern and confirm receipt first. On wholesaling, Louisiana relies on equitable-interest disclosure rather than a licensing statute. Parish recording practices differ; confirm same-day acts and recording with a Louisiana notary or title attorney.
Pricing
Tiered flat fee on the funded (A-to-B) amount, collected only at a successful close:
| Funded Amount | Fee |
|---|---|
| Up to $1,000,000 | 1.25% |
| $1M – $10M | 1.0% |
| $10M+ | Custom |
A $210,000 New Orleans double close costs $2,625. No upfront or application fees.
What you’ll need
- Executed A-to-B purchase agreement
- Executed B-to-C assignment or purchase agreement
- Verified end buyer with proof of funds or pre-approval
- A single Louisiana notary / title attorney passing both acts of sale the same day
- Same-day closing scheduled on both sides
No credit pull, no income docs, no tax returns. Local note: New Orleans title chains can be tangled by successions and old conveyances — give your notary lead time to clear the abstract before closing day.
A typical Louisiana double close scenario
You contract a storm-damaged double-shotgun in New Orleans’ Gentilly at $165,000 and resell to a rehabber at $205,000. To keep the $40,000 spread private, you double close before one notary. We wire $165,000 by 9 AM; the A-to-B act of sale passes, the B-to-C act passes right after, both record in Orleans Parish, and our principal plus a $2,062.50 fee is repaid from the buyer’s proceeds the same day.
Apply
Send both agreements and end-buyer verification through the online form. Complete files before 11 AM Eastern can fund same-day; standard turnaround is about 48 hours to wire-ready.
Frequently Asked Questions
How does Louisiana's act of sale affect a double close? +
Louisiana runs on civil law, so a sale closes with an authentic act — the act of sale — passed before a notary, rather than the title-company escrow used in common-law states. For a double close we need both the A-to-B and B-to-C acts of sale executed the same day before the same notary or closing office, so our funds cycle from the seller leg to the buyer leg cleanly. Use a Louisiana notary or title attorney experienced with back-to-back acts of sale.
Where does a Louisiana double close get recorded, and does timing change? +
Each act of sale is recorded in the parish where the property sits — through the Clerk of Court (or, in Orleans Parish, the Land Records / Conveyance office). Louisiana is also a wet-funding state, so funds must be in the closing party's hands before the act passes. We wire by 9 AM Eastern and confirm receipt before the first act is signed. Parish recording conventions vary, so confirm same-day recording with your local notary or title attorney.
Is wholesaling legal in Louisiana, and does the civil-law system change it? +
Louisiana hasn't adopted the wholesaler-licensing statutes seen in Illinois, Oklahoma or Pennsylvania. Under civil law you hold a contractual right to purchase, which you can resell, but you should disclose your interest and avoid marketing property you don't own. A double close is well-suited to Louisiana because you actually take title via the first act of sale — there's no assignment to disclose. Confirm specifics with a Louisiana real estate attorney.
Apply for Double Close Funding in Louisiana
Submit your application online — same-day decisions for complete files before 2 PM Eastern.