Bright Transactions LLC specializes in coordinating complex real estate deals — traditional closings, seller finance, and wraparound mortgages. We manage the process so you don't have to.
Start a transactionWe organize all contracts, addendums, and transaction files for easy access throughout the deal.
We open escrow, request title reports, review for unexpected liens, and keep all parties communicating.
We track every contingency and milestone — inspections, appraisals, financing deadlines, and due diligence periods — to keep your deal on schedule.
We review settlement statements, closing docs, and security agreements for accuracy and flag issues before they become problems.
Subject-to, wraparound mortgages, and seller finance are our specialty, including post-close servicing setup.
We coordinate inspections, appraisals, and assist to set up insurance and loan servicing.
Base fee per transaction. Does not include closing costs, title, or attorney fees.
A straightforward purchase with cash or hard money. No financing contingency.
A traditional bank-financed purchase with a financing contingency. Includes lender coordination and deadline tracking through approval.
The seller owns the property free and clear and acts as the bank, carrying the loan directly for the buyer. No traditional lender involved.
The buyer takes title while the seller's underlying loan remains in place. The buyer continues payments on the seller's behalf. The new note mirrors the exact terms of the original loan.
The seller's existing loan stays in place and some or all of the seller's remaining equity is held as a second lien — combining subject-to and seller carry in one structure.
A two-step strategy where the investor acquires a property subject-to, then resells it by wrapping the existing loan into a new note at a higher rate with built-in equity.
A single-closing strategy where the seller retains title and the investor operates under a limited Power of Attorney to fund and manage renovations on the seller's behalf, with profits shared at closing.
A two-closing strategy where the investor takes control of a property via subject-to or executory contract — converting the seller into a lienholder or equity partner — then funds and manages renovations, and pays the seller their agreed profit share at the final sale.
The buyer obtains financing for the purchase. The seller loans a portion of sale proceeds back to the buyer to cover the down payment, closing costs, and in some cases additional funds for rehab, secured by a second position lien or a membership interest in the title entity.
Coordination with an insurance agent specialized in creative finance transactions to ensure the new policy is correctly structured and the existing policy is properly cancelled.
Coordination with a third-party servicing company that collects monthly payments from the buyer and disburses funds to lenders, taxes, insurance, and any other obligations — keeping the transaction running smoothly after close.
We work closely with attorneys, escrow, and title but we don't replace them. Here's what falls outside our scope so there are no surprises.
We don't prepare purchase agreements, promissory notes, warranty deeds, or any legal documents.
We're not attorneys. For legal structure, protections, or tax questions please consult a licensed professional.
We don't negotiate terms on your behalf. That's your job or your agent's.
We don't collect or hold escrow deposits. That's handled by escrow or the closing attorney.
We don't verify the accuracy of your deal projections or underwriting numbers.
Our licensed realtors act as coordinators only and don't represent buyers, sellers, or investors.
Send us your signed contract and we'll take it from there.
Questions? marcia@brighttransactions.com · (754) 333-1686
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