EMD Funding in Louisville, KY | Swift Deal Funding
How EMD Funding Works in Louisville, KY
EMD funding lets Louisville wholesalers lock up property without fronting their own earnest money. We send the deposit — usually $5,000 to $25,000 — to the escrow holder in your contract, generally within 24 hours of a complete application. The deposit must be refundable under your inspection or due-diligence contingencies, which keeps your risk and ours contained.
In an Ohio River metro with a median near $240,000, deals move fast in value-driven Portland and Shawnee and in high-demand Germantown and Old Louisville. EMD funding lets you bind multiple contracts and compete with cash buyers without draining working capital.
How EMD Closes in Louisville
Kentucky is an attorney-closing, wet-funding state, so a licensed Kentucky attorney typically holds your earnest money in escrow — not a standalone title company, as in Missouri. We coordinate directly with that attorney: confirm the deposit amount, verify the refundable language, and wire. Because the same attorney later conducts the closing and issues the title opinion, looping them in early keeps the whole timeline tight. Confirm escrow handling and refund timing with your attorney 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 $12,000 EMD under Option B costs $1,200 total, paid once, with nothing at closing.
What You’ll Need
- Fully executed purchase contract with refundable EMD language
- Louisville closing attorney / escrow contact information
- Written confirmation from the attorney that the deposit is refundable per contract terms
- Borrower identification
No credit check, no income verification, no tax returns.
A Typical Louisville EMD Scenario
You find a motivated seller on a brick two-story in Shawnee and need to bind it before another investor moves. The contract calls for a $7,500 refundable earnest deposit with a 10-day inspection window. You apply, we confirm refundability with your Louisville closing attorney, and the $7,500 lands in escrow within 24 hours. Under Option B your cost is $1,000 (the minimum), paid once. Your own cash stays free to chase the next Portland deal.
Apply
Submit your contract and the attorney’s contact online — under 10 minutes. Same-day wire is possible for complete files before 11 AM Eastern. We coordinate directly with your Louisville closing attorney.
Frequently Asked Questions
Where does my earnest money go on a Louisville deal? +
We send the earnest money to the escrow holder named in your contract — in Kentucky, that is typically the closing attorney handling the transaction, since Kentucky is an attorney-closing state. We usually fund within 24 hours of a complete application. Your contract must include refundable EMD language tied to inspection or due-diligence contingencies, and we get written confirmation from the attorney that the deposit is refundable per those terms before we wire.
Does Kentucky's attorney-closing rule affect EMD funding in Louisville? +
It changes who holds the deposit, not how we fund. In Louisville a Kentucky closing attorney typically holds earnest money in escrow rather than a standalone title company, so we coordinate the confirmation and wire with that attorney. The deposit must be refundable under your contract, which is how we recover it if the deal dies. We do not check credit, verify income, or pull tax returns — your contract and the attorney's confirmation are what we underwrite.
How fast can EMD funding reach a Louisville contract? +
We fund earnest money between $5,000 and $25,000 and can have it at your Louisville closing attorney within 24 hours of a complete file. The Ohio River market moves quickly in value pockets like Portland and Shawnee and in walkable Germantown, so the investor who can bind a contract fast wins. Send your contract and the attorney's contact information and we move the same business day.
Apply for EMD Funding in Louisville, KY
Submit your application online — same-day decisions for complete files before 2 PM Eastern.