EMD Funding in Tennessee | Swift Deal Funding
How EMD Funding works in Tennessee
EMD funding covers the earnest money deposit so you can tie up a Tennessee property without spending your own cash. We send the deposit — typically $5,000 to $25,000 — directly to the title company named in your contract, usually within 24 hours of a complete application. The deposit stays refundable per your contract’s inspection or due-diligence terms.
Tennessee runs one of the most active wholesale markets in the South, especially Memphis with its heavy out-of-state buyer demand, plus fast-growing Nashville and Knoxville. EMD funding lets you back multiple deals with credible earnest money while keeping your capital free until you have a buyer.
How EMD funding closes in Tennessee
Tennessee closes through title companies, many of them attorney-owned in Memphis, which keeps EMD-funded deals straightforward:
- You submit the executed contract, the title company contact, and your ID.
- We confirm with the title company that the deposit is refundable per your contract terms.
- We wire the earnest money to that title company, usually within 24 hours.
- If the deal closes, the deposit is credited at closing; if you terminate inside the contingency window, it is refunded.
Pricing
Two options on every EMD, the same in Tennessee as everywhere:
| 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 typical $12,000 Tennessee EMD under Option B costs $1,200 total, paid once, with nothing due at closing.
What you’ll need
- Fully executed purchase contract with refundable EMD language
- Title company contact information
- Written confirmation from title that the EMD is refundable per contract terms
- Your photo ID
No credit check, no income verification, no tax returns.
A typical Tennessee EMD scenario
A Memphis wholesaler ties up a rental and needs $7,500 earnest money to satisfy a motivated seller, but wants to keep cash available for marketing. We confirm the deposit is refundable through the inspection period and wire $7,500 to the attorney-owned title company within 24 hours. Under Option B, the wholesaler pays $1,000 once. The wholesaler then assigns the deal to an out-of-state buyer before the contingency expires, and the funded deposit credits at closing.
Apply
Submit your contract and title company contact online — usually under 10 minutes. Same-day wires are available for complete files in before 11 AM Eastern. We coordinate directly with your title company.
Frequently Asked Questions
Where does the earnest money go on a Memphis wholesale deal? +
To the title company holding escrow under your contract. Tennessee closes through title companies — many attorney-owned in Memphis — so the earnest money is wired straight to that office, not to you. When you apply, give us the title company contact and we coordinate the wire plus written confirmation that the deposit is refundable per your contract. Memphis title offices see heavy investor volume, so EMD-funded deals are familiar to them.
How does EMD funding help compete in Nashville's market? +
Nashville moves quickly and sellers favor strong earnest money. EMD funding lets you put up a credible deposit — typically $5,000 to $25,000 — without draining your own cash, so you can pursue several deals at once. We wire to your title company within 24 hours, with same-day available for files in before 11 AM Eastern. As long as your contract keeps the deposit refundable through inspection or due diligence, your funded deposit is protected if you walk.
Is my funded earnest money refundable in Tennessee? +
It is, as long as your contract makes it refundable — usually through an inspection or due-diligence contingency. We require written confirmation from the title company that the EMD is refundable per your contract terms before we fund. If the deal closes, the deposit is credited at closing; if you terminate within the contingency window, it comes back. We do not give legal advice, so confirm your contract's contingency language with your title company or a Tennessee attorney.
Apply for EMD Funding in Tennessee
Submit your application online — same-day decisions for complete files before 2 PM Eastern.