Double Closing Calculator

A double closing (also called a simultaneous or back-to-back close) is two separate settlements on the same property: you buy from the seller in the A→B transaction and immediately resell to your end buyer in the B→C transaction, usually the same day and often at the same title company or attorney. Unlike an assignment — where you sell your contract and the end buyer sees exactly what you're making — a double close keeps your spread private, because the seller and the end buyer never appear on the same closing statement.

You reach for a double close in three situations: the contract is non-assignable (common with REO, HUD, and many bank or MLS sellers), the spread is large enough that showing it on an assignment would blow up the deal, or the seller or end buyer is sensitive to your profit. The trade-off is cost. Because it's two real closings, you pay two sets of closing costs — buyer-side title, escrow, and recording on the A→B, and seller-side title and any transfer tax on the B→C — and, unless you're bringing your own cash, you pay transactional funding to cover the A→B purchase for the few hours between the two closings.

Transactional funding is short-term capital built for exactly this move: it funds 100% of your A→B purchase price — its defining feature — for hours to a day, with no credit or income underwriting, because the B→C closing is the exit that pays it back. It's priced in points (typically 1–2.5% of the funded amount) plus flat wire and processing fees, and most funders have a minimum charge (often around $1,000, or 1% of the deal, whichever is greater). Same-day funding carries no daily interest; only extended transactional funding, where the two closings are days apart, adds a per-day charge — the calculator's advanced “extended funding” option handles that case.

This calculator adds all of that up so you see the real number: gross spread, total transactional funding cost, both sets of closing costs itemized, and your net profit on the double close. Then it does the comparison that actually drives the decision — your net if you assigned the contract instead — and reports the difference as the cost of keeping your spread private. A common rule of thumb in the wholesale world is to skip the double close unless your gross profit clears about $10,000; on a thin spread, two sets of closing costs and funding fees can eat more than half of it.

Use it to pressure-test a deal before you commit: if the contract can be assigned and the privacy cost is a big share of your spread, assignment usually wins. If the contract is non-assignable or the spread is too large to expose, the double close is the price of doing the deal — and now you know what that price is. When you're structuring the exit itself — say, carrying a seller-financed note on the B→C to widen your buyer pool — model the full deal in the GoFlexi calculator.