Creative Financing & Deal Structuring
The Owner Financing Title Company That New Orleans Investors Rely On
Closing Creative Financing Deals
From owner-financed transactions to Louisiana-specific Bond for Deed deals, Gulf South Title helps investors and sellers close creative financing transactions smoothly and legally. We’re one of the few title companies in New Orleans that regularly handles creative real estate financing deals. Whether your transaction involves private lenders, subject-to loans, wraparounds, or lease-options, we bring legal knowledge, local experience, and investor insight to every deal.
Why Creative Deals Need Specialized Handling
Most non-traditional deals require more than a standard closing. Our team prepares and reviews promissory notes, mortgages, or bond-for-deed agreements to ensure every party is legally protected. We help structure terms, check for due-on-sale clauses, and ensure local law compliance. These aren’t cookie-cutter closings—our clients count on us to spot red flags and help keep deals on track.
Types of Creative Financing We Facilitate
Owner Financing (Seller Finance)
We prepare purchase money mortgages and notes, record lien documents, and guide both parties through the owner financing process.
Bond for Deed
This Louisiana-specific financing structure requires precision. Gulf South Title drafts and records these agreements while holding the deed in escrow until all terms are met.
Subject-To & Wraparound Deals
For subject-to purchases or wraparounds, we ensure underlying mortgages are documented and parties are protected, including powers of attorney, CYA disclosures, and proper lien recordings.
Ensuring Clear Title in Creative Transactions
Creative deals often involve distressed or inherited properties. We run full title searches to uncover liens, unresolved mortgages, or successions that could derail a closing. We resolve these issues in advance to keep the financing arrangement valid and enforceable.
Gulf South Title’s Creative Deal Expertise
Decades of investor-focused experience means we know what’s at stake when creative deals get delayed. We’ve closed everything from lease-options on single-family homes to subject-to acquisitions on multi-unit properties. With an on-staff attorney and close ties to Louisiana real estate investor groups, we understand how to move complex deals to closing with confidence.
Hard Money & Private Lender Closings
We close investment property deals involving hard money or private lenders, managing funds, paperwork, and timing on accelerated schedules.
Frequently Asked Questions
Can you close a deal where the buyer takes over the seller’s mortgage (subject-to)?
Yes. We coordinate the necessary documents, disclosures, and insurance adjustments to support a secure subject-to closing.
What is a Bond for Deed and do I need a title company for it?
Yes. In a Bond for Deed, the buyer pays over time and the deed transfers when terms are met. We draft the contract, hold the deed, and ensure everything follows Louisiana requirements.
How do wraparound mortgage closings work?
We prepare and record the wraparound mortgage while documenting the underlying loan. We guide the buyer and seller through escrow or payment arrangements, making sure the structure is enforceable.
Do you help with creating the financing documents?
Yes. As part of our title services, we and our legal partners prepare the required documents, saving clients the trouble of finding outside counsel.