Stack Funding in Louisiana | Swift Deal Funding
Stack (Morby Method) Funding in Louisiana
Stack funding supplies the cash a Louisiana closing needs when a seller carry-back note covers the buyer’s down payment on paper but the act of sale still requires real funds before it can pass and record. We wire the cash to the table; the recorded seller-carry second note repays our principal plus a flat 2.5% — often same-day through the notary. Typical funded amounts here run $20,000–$70,000, with capacity to $10 million.
Stack tracks Louisiana’s creative-finance activity rather than its straight assignments. New Orleans’ equity-heavy historic housing and long-held family properties produce sellers willing to carry a note, often through a succession; Baton Rouge’s more conventional market adds steadier seller-finance deals.
How a Stack deal closes in Louisiana
Louisiana is a civil-law state, so the deal closes by an act of sale passed before a notary, not through a title-only escrow officer. The sequence: the seller agrees to a carry-back covering down payment plus costs, documented within the act; we wire the cash needed at the table; the act of sale passes and the seller-carry note records in second position with the parish Recorder of Mortgages (or Clerk of Court); that recorded note repays us plus 2.5%, typically same-day.
Louisiana’s wet-funding rule is why Stack exists for this market — a paper carry-back doesn’t put dollars in hand, but the act of sale demands funds before it passes. Our cash bridges that. Confirm with your notary or title attorney that the second-position note records immediately after the act, and run the carry-back terms past a Louisiana attorney.
Pricing for Stack in Louisiana
Flat 2.5% of the funded amount, collected at the act of sale. No upfront fees.
| Funded Amount | Fee |
|---|---|
| $50,000 | $1,250 |
| $100,000 | $2,500 |
| $500,000 | $12,500 |
| Up to $10,000,000 | $250,000 |
Stack Funding Requirements
- Executed purchase agreement with seller-financing terms
- Seller carry-back ≥ required down payment + closing costs
- Louisiana notary / title attorney ready to record the second-position note immediately after the act of sale
- Written confirmation that the note will record as agreed
A typical Louisiana Stack scenario
A family in New Orleans’ Bywater inherits a paid-off double through a succession and will carry $45,000 to defer the tax. Your buyer’s lender requires that $45,000 shown as real down-payment funds at the act of sale. Louisiana won’t let the act pass dry, so Stack wires $45,000 to the notary; the act passes, the carry-back note records in second position, and that note repays us $46,125 — your buyer closes without cash they didn’t have.
Apply for Stack Funding in Louisiana
Submit your purchase agreement and seller-financing terms online. We coordinate the carry-back recording directly with your Louisiana notary or title attorney.
Frequently Asked Questions
How is the seller-carry note recorded under Louisiana's civil-law system? +
In Louisiana, the carry-back is documented within the act of sale and the second-position note is recorded in the parish — mortgages register with the parish Recorder of Mortgages (the Clerk of Court outside Orleans Parish, where the Mortgage office handles it). We need written confirmation from your notary or title attorney that the second-position note will record immediately after the act of sale, because that recorded note repays our funds. Use a closing party experienced with seller-financed acts of sale.
Why does Louisiana's wet-funding rule matter for a Stack deal? +
Even when a seller carry-back covers the buyer's down payment on paper, Louisiana's wet-funding rule means real money must be in the closing party's hands before the act of sale passes. That gap is what Stack fills: we wire the cash needed at the table so the act can pass and record, then the recorded second note repays us plus 2.5% — usually same-day through the notary. A paper-only down payment can stall a wet-state act of sale without it.
Do Louisiana seller-finance deals carry special considerations? +
Louisiana has no wholesaler-licensing statute, but civil law treats security devices and successions differently than common-law states, and seller-financing carries due-on-sale exposure everywhere. Have the carry-back terms, the act-of-sale language, and any existing-loan disclosures reviewed by a Louisiana real estate attorney familiar with parish recording. We fund the cash-at-close piece; the structuring of the seller financing is between you, the seller, and your counsel.
Apply for Stack Funding in Louisiana
Submit your application online — same-day decisions for complete files before 2 PM Eastern.