WE FUND THE EARNEST MONEY. YOU KEEP THE CAPITAL.

WE FUND THE EARNEST MONEY. YOU KEEP THE CAPITAL.

100% of your soft deposit, wired to escrow in 24 hours. No application fees. No credit checks. No liability for the deposit principal, ever.

100% of your soft deposit, wired to escrow in 24 hours. No application fees. No credit checks. No liability for the deposit principal, ever.

100% of your soft deposit, wired to escrow in 24 hours. No application fees. No credit checks. No liability for the deposit principal, ever.

21

States Served

100%

EMD Funding

24-hour

Funding Time

21

States Served

100%

EMD Funding

24-hour

Funding Time

Why Choose Us

Stronger Offers.
Smarter Capital.

Stronger Offers.
Smarter Capital.

Stronger Offers.
Smarter Capital.

Soft EMD financing built for serious operators.

Full EMD Coverage

Full EMD Coverage

We fund 100% of the soft deposit on qualified, business-purpose investment properties.

24-Hours Funding

24-Hours Funding

24-Hours Funding

Make your offer with confidence. Our process is built for speed, 24-hours funding.

Make your offer with confidence. Our process is built for speed, 24-hours funding.

Make your offer with confidence. Our process is built for speed, 24-hours funding.

Independent Escrow Custody

Independent Escrow Custody

All capital is held with a licensed third-party escrow partner, separate from Offer Ready Capital.

Our Process

How Offer Ready Capital Works

How Offer Ready Capital Works

How Offer Ready Capital Works

You focus on negotiating great deals while we ensure your earnest money shows up on time through a transparent, 24/7 funding experience.

01

Tell us about the deal

Un-executed purchase agreement, exit strategy, target close. Five minutes. No fee.

Apply

No fee to apply

24-Hour Review

02

Get a term sheet

Same-day underwriting. We underwrite the deal, not your credit score. First-time operators welcome.

Term Sheet Issued

Funding Agreement Signed

Pay Approval + Funding Fee

03

We wire 100% to escrow

Within 24 hours. Sole-order escrow at a licensed third-party agent — never our accounts.

100% EMD Funded

Escrow Letter Issued

Always Soft

Eligibility

Built for Professional Operators

Built for Professional Operators

Built for investors who need to move faster, offer stronger, and keep their capital deployed where it matters — renovations, acquisitions, and the next deal.

Investors & Developers

Built for those managing business-purpose properties, from single-family rentals to large commercial assets.

Investors & Developers

Built for those managing business-purpose properties, from single-family rentals to large commercial assets.

Investors & Developers

Built for those managing business-purpose properties, from single-family rentals to large commercial assets.

Wholesalers & Operators

Perfect for operators with a solid exit plan who need to keep cash liquid during the due diligence period.

Wholesalers & Operators

Perfect for operators with a solid exit plan who need to keep cash liquid during the due diligence period.

Wholesalers & Operators

Perfect for operators with a solid exit plan who need to keep cash liquid during the due diligence period.

Investment Deals Only

Strictly for non-owner-occupied, business-purpose transactions. No primary residences or consumer financing.

Investment Deals Only

Strictly for non-owner-occupied, business-purpose transactions. No primary residences or consumer financing.

Investment Deals Only

Strictly for non-owner-occupied, business-purpose transactions. No primary residences or consumer financing.

Trusted Title Partner

All EMD-funded transactions are required to use our designated title and escrow partner. Title Policies are issued through Fidelity National Title, First American Title, Old Republic Title, and Stewart Title.

Trusted Title Partner

All EMD-funded transactions are required to use our designated title and escrow partner. Title Policies are issued through Fidelity National Title, First American Title, Old Republic Title, and Stewart Title.

Trusted Title Partner

All EMD-funded transactions are required to use our designated title and escrow partner. Title Policies are issued through Fidelity National Title, First American Title, Old Republic Title, and Stewart Title.

Un-executed PSA

We review the purchase agreement before execution. A signed PSA is generally not eligible for funding.

Un-executed PSA

We review the purchase agreement before execution. A signed PSA is generally not eligible for funding.

Un-executed PSA

We review the purchase agreement before execution. A signed PSA is generally not eligible for funding.

Exit Strategy

Submit a brief explanation letter outlining your exit: assignment, double close, or end-buyer in place.

Exit Strategy

Submit a brief explanation letter outlining your exit: assignment, double close, or end-buyer in place.

Exit Strategy

Submit a brief explanation letter outlining your exit: assignment, double close, or end-buyer in place.

Pricing

Two fees. Nothing until you're approved.

Two fees. Nothing until you're approved.

No application fee. No credit check. We fund 100% of the deposit so your capital stays free for the next deal.

Tier 1

Deposit

$5K – $25K

Approval Fee: $795

Funding Fee: 3.00% per 30 days

Common Property Types:

SFR, Fix-and-flip, Wholesale

Tier 2

Deposit

$25K – $100K

Approval Fee: $1,195

Funding Fee: 2.10% per 30 days

Common Property Types:

Small multifamily, Mid-commercial

Tier 3

Deposit

$100K – $300K

Approval Fee: $1,395

Funding Fee: 1.75% per 30 days

Common Property Types:

Large multifamily, Retail, Industrial

Tier 4

Deposit

$300K – $1M

Approval Fee: $1,495

Funding Fee: 1.60% per 30 days

Common Property Types:

Institutional, Major commercial

HOW THE FUNDING FEE IS BILLED

Charged per 30 days, based on the due-diligence window in your contract. 30-day minimum, then prorated daily. A 45-day window is billed as 45 days, not two full months. You pay for the days you use.

HOW THE FUNDING FEE IS BILLED

Charged per 30 days, based on the due-diligence window in your contract. 30-day minimum, then prorated daily. A 45-day window is billed as 45 days, not two full months. You pay for the days you use.

WHEN THE FEES ARE DUE

Both fees are collected together, once you accept the term sheet. Nothing to apply, nothing during underwriting, and nothing at all if we decline. Preliminary title fees are billed separately by the title company.

WHEN THE FEES ARE DUE

Both fees are collected together, once you accept the term sheet. Nothing to apply, nothing during underwriting, and nothing at all if we decline. Preliminary title fees are billed separately by the title company.

NEVER CHARGED

No Application Fee

Applying is free. Always. You pay nothing to find out whether your deal qualifies.

NEVER CHARGED

No Application Fee

Applying is free. Always. You pay nothing to find out whether your deal qualifies.

NEVER CHARGED

No Deposit Liability

Your fees are your only exposure. You are never liable for the deposit principal.

NEVER CHARGED

No Deposit Liability

Your fees are your only exposure. You are never liable for the deposit principal.

IF YOU NEED MORE TIME

Extensions

You negotiate with the seller. We approve the terms; you sign under limited authority. Original rate, prorated daily. Max two.

IF YOU NEED MORE TIME

Extensions

You negotiate with the seller. We approve the terms; you sign under limited authority. Original rate, prorated daily. Max two.

Interactive Estimator

Know Your Costs in Seconds

Know Your Costs in Seconds

Enter your requested Earnest Money Deposit amount below to see your exact fee breakdown. We provide 100% of the funding so you can keep your capital liquid for other opportunities.

Enter your required EMD funding amount

$
$5,000$1,000,000

Estimated Total Fees

$0
Keep $0 of your capital liquid for other deals
Apply for EMD Funding

Fee Details ()

Approval Fee
$0
EMD Funding Fee
$0

* Fees reflect ORC charges only. Title and escrow fees are separate charges from our partner.

* We fund earnest money deposits ranging from $5,000 to $1,000,000. Higher funding amounts are available on a case-by-case basis.

Safety & Control

WHY OUR DEPOSITS ARE ALWAYS SOFT

WHY OUR DEPOSITS ARE ALWAYS SOFT

Once we fund your EMD, you enter the due diligence period. Because our deposits are "Always Soft," you are covered no matter which path the deal takes.

Success Milestone

Move Forward & Close

The deal moves forward successfully. At closing, our title partner applies the EMD toward the purchase price and repays Offer Ready Capital directly from the closing proceeds.

Protection Milestone

Safe Deal Exit

If you discover a deal-breaker and decide not to proceed, the soft deposit is returned from escrow to ORC. You are not liable for the deposit principal.

Flexibility Milestone

Need More Time?

If your deadline is approaching, submit an extension request to ORC. If approved, we sign the extension so the funds stay in place and remain fully refundable. 

Success Milestone

Move Forward & Close

The deal moves forward successfully. At closing, our title partner applies the EMD toward the purchase price and repays Offer Ready Capital directly from the closing proceeds.

Protection Milestone

Safe Deal Exit

If you discover a deal-breaker and decide not to proceed, the soft deposit is returned from escrow to ORC. You are not liable for the deposit principal.

Flexibility Milestone

Need More Time?

If your deadline is approaching, submit an extension request to ORC. If approved, we sign the extension so the funds stay in place and remain fully refundable. 

Testimonial

What our clients say

What our clients say

Climate action is a long-term commitment so we're building lasting relationships to match.

  • “GreenLeaf helped us turn sustainability from a buzzword into a business advantage.”

    Jamie L.

    Clarity Point

  • "GreenLeaf’s simplifies the complex. We finally feel in control of our carbon impact.”

    Priya K

    Harkwell

  • “Their guidance gave us the confidence to commit to bold targets—and the roadmap to get there.”

    Mark D.

    Avora Foods

  • “We were worried about greenwashing. GreenLeaf gave us the clarity and credibility we needed.”

    Ben F.

    Crafter & Co.

  • “GreenLeaf doesn’t just give you a report—they give you insight and momentum.”

    Rachal E.

    NineTwenty

Support

Frequently asked questions

Frequently asked questions

What exactly is a "soft deposit"?

A soft deposit is fully refundable to the buyer during the due diligence (DD) period. Unlike a hard deposit, it gives you the full inspection window to decide whether to proceed without putting capital at risk.

Who actually pays the EMD?

Offer Ready Capital funds 100% of the Earnest Money Deposit directly into escrow. You don’t need to wire any portion of the deposit yourself—you’re only responsible for the approval fee and any applicable title fees

Is the deposit refundable if my deal falls through?

Yes—provided you exit the deal before the due diligence period expires. Since we only fund soft deposits, the full amount will be returned from escrow to ORC if you withdraw within that timeframe.

What does "closing ORC funds" mean?

It means that before your deadline, you need to either close the transaction, exit the deal, and return the funds, or obtain an approved due-diligence period extension from the seller.

How fast can you fund?

We aim to fund your EMD within 24 hours of your application being complete and all required documents signed.

What states do you cover?

We fund in 21 states including NY, NJ, PA, IL, FL, GA, IN, OH, MO, MI, RI, TN, SC, NC, LA, AL, AZ, VA, WV, MD and KY. We evaluate other states on a case-by-case basis but do not fund in CA, HI, UT, VT, or KS.

Do I need to use your title partner?

Yes. Every deal we fund is required to close through our trusted title and escrow partner. Their policies are underwritten by leading title insurance companies, including Fidelity National Title, First American Title, Old Republic Title, and Stewart Title.

What exactly is a "soft deposit"?

A soft deposit is fully refundable to the buyer during the due diligence (DD) period. Unlike a hard deposit, it gives you the full inspection window to decide whether to proceed without putting capital at risk.

Who actually pays the EMD?

Offer Ready Capital funds 100% of the Earnest Money Deposit directly into escrow. You don’t need to wire any portion of the deposit yourself—you’re only responsible for the approval fee and any applicable title fees

Is the deposit refundable if my deal falls through?

Yes—provided you exit the deal before the due diligence period expires. Since we only fund soft deposits, the full amount will be returned from escrow to ORC if you withdraw within that timeframe.

What does "closing ORC funds" mean?

It means that before your deadline, you need to either close the transaction, exit the deal, and return the funds, or obtain an approved due-diligence period extension from the seller.

How fast can you fund?

We aim to fund your EMD within 24 hours of your application being complete and all required documents signed.

What states do you cover?

We fund in 21 states including NY, NJ, PA, IL, FL, GA, IN, OH, MO, MI, RI, TN, SC, NC, LA, AL, AZ, VA, WV, MD and KY. We evaluate other states on a case-by-case basis but do not fund in CA, HI, UT, VT, or KS.

Do I need to use your title partner?

Yes. Every deal we fund is required to close through our trusted title and escrow partner. Their policies are underwritten by leading title insurance companies, including Fidelity National Title, First American Title, Old Republic Title, and Stewart Title.

Get Started

Ready to Make Your Offer Real?

Ready to Make Your Offer Real?

Complete the application below. After submission, you’ll have a decision the same day and payment instructions for your selected tier.