Fallen Out of Escrow? 3 Private-Loan Options That Can Still Save Your Buyer’s Contract

(An agent-focused crash course on rescuing deals when the bank says “no” at the eleventh hour.)

Why You’re Reading This

Every listing agent has felt the gut-punch: clear-to-close week turns into denial day, the clock on the appraisal is ticking, and your seller is already packing boxes. Conventional underwriting can fall apart for dozens of reasons—last-minute credit discoveries, job changes, self-employed income quirks, tight timelines, the list goes on.

Before you watch your commission evaporate (and your seller relist with someone else), pull out your private-lending playbook. Below are three fast-funding products you can offer a shaky buyer today—plus the talking points that keep all parties calm and confident.

1 | The 48-Hour Bridge Loan

Best for: W-2 buyers who lost bank approval over tight debt-ratios or appraisal gaps, investors competing with cash offers, and anyone in a true “must-close-this-week” crunch.

Agent script: “If we switch to a private bridge, we can still close Friday. The payment is a little higher for a few months, but you avoid losing the house—and I’ll help you refinance once the underwriter issues are fixed.”

2 | The DSCR Purchase Loan (1–8 Units)

Best for: Investor clients or self-employed buyers purchasing rentals who got jammed on personal income documentation.

Agent Advantage: Underwriting leans on lease comps and projected rents—not tax returns—so freelancers, gig-workers, and LLC investors glide through.

Agent script: “Your bank cares about last year’s tax write-offs; this lender only cares that market rent covers the payment. Bring your lease comps and we can still close in two weeks.”

3 | The Fix-and-Flip “Lite” Loan

Best for: Buyers chasing value-add properties disqualified by conventional appraisers (needs roof, failed HVAC, ‘C4/C5’ condition, etc.).

Agent Advantage: You still get paid at the original close date, and the property that scared Fannie Mae now becomes your buyer’s next profit center.

Agent script: “Traditional lenders won’t touch it until the roof is new. A private rehab loan funds the roof, windows, and closing; you resell or refinance later.”

How to Introduce These Options Without Spooking Anyone

1. Stay Calm, Talk Timeline First
   “We can still meet our contractual close date with a private bridge. Let’s review the numbers.”

2. Show a One-Page Comparison
   Payment delta vs. bank loan, months estimated until refi, and total cost-of-funds.

3. Emphasize Exit Strategy
   Private loans are temporary tools, not 30-year marriages.

4. Bring the Lender to the Table
   Loop LoanFunders.com (or your trusted private shop) into the group email—fast answers reduce renegotiations.

Why Agents Partner with LoanFunders.com

Next Step for You (Agent Edition)

Shoot us the address, contract price, and buyer’s hurdle—we’ll reply with all three loan quotes by tomorrow morning. Your seller stays on schedule, your buyer keeps their dream contract, and your commission survives to see closing day.

Because “back on market” should never be your only fallback.