Hi BP, I'm Atanas, based in Los Angeles. Disclosure up front: I run AL Innovative Services LLC, which introduces investors to an independent transactional (double-close) funding partner. I'm not a lender, broker or attorney, and nothing below is legal advice.

I see a lot of questions about double closes, so here's the checklist I'd want before relying on one:

1. Check your state's wholesaling law first. Several states have added rules recently. Some are written around assignments. Others regulate marketing before you own the property. A few, like Oklahoma (SB 1075, eff. Nov 1, 2025) and Louisiana (Act 807, eff. Aug 1, 2026), define wholesaling to include certain simultaneous double closings. A double close is a closing structure, not a legal loophole.

2. Know who's funding the A-B side. Many title and escrow companies won't let the end buyer's money fund your purchase, so you need your own funds or transactional funding. Ask your title or escrow officer how they handle it before you're under contract.

3. Check the end buyer's financing. FHA generally won't insure a loan on a property resold within 90 days of the seller's acquisition, and requires a purchase from the owner of record (24 CFR 203.37a). A cash or hard-money end buyer is a different situation.

4. Budget for two closings. Two sets of closing costs, possibly two title policies, plus any funding fee.

5. Use the disclosures your state requires and have a local real estate attorney look at your contracts.

Happy to answer questions in the thread. What's tripped you up on a double close?

Atanas Lazarov