A deal is under contract. The lender is in place. But there's a gap between what the lender will provide and what's needed to close. Gap funding is the capital that fills that gap — and it's the difference between a deal that closes and a deal that dies.
Commercial real estate transactions fall apart for a lot of reasons. But one of the most frustrating — and most preventable — is a funding gap.
A funding gap happens when the total capital available to a borrower falls short of what's needed to close. It can show up as:
In any of these situations, the deal doesn't have to die. That's what gap funding exists to solve.
A borrower has a $3.2M multifamily property under contract. Their lender approves a $2.1M loan. After accounting for closing costs and reserves, the borrower needs $1.3M in equity but only has $900K confirmed. The gap is $400K. Without gap funding, the deal collapses and the borrower loses their earnest money deposit.
Gap funding is junior capital — meaning it sits behind the primary lender in the capital stack. The senior lender stays in first position. The gap funder takes a subordinate position and accepts higher risk in exchange for a higher return.
The gap funder gets repaid when the deal is refinanced, sold, or stabilized — depending on the structure. In the meantime, they typically receive interest payments or a preferred return.
To understand gap funding you need to understand the capital stack. In any commercial real estate deal, capital comes in layers:
Gap funding fills the second layer when the borrower doesn't have enough equity to bridge the gap between the senior loan and the total cost of the deal.
A subordinate loan that sits behind the senior lender. The gap funder holds a pledge on the borrower's ownership interest rather than a direct lien on the property. Paid back through the deal's cash flow or at exit. Best for income-producing properties.
Instead of a loan, the gap funder takes an equity position with a preferred return — meaning they get paid before common equity holders. No lien on the property, which makes it attractive when the senior lender restricts additional debt.
A recorded second position lien on the property. Cleaner structure for both parties. Strong collateral protection for the gap funder. Clear exit when the property is sold or refinanced.
The gap funder takes an equity stake and participates in the upside. No interest payments — instead, profits are shared according to a negotiated split. Best when the deal has significant value-add potential.
Key Point: The right structure depends on the deal, the senior lender's restrictions, the exit timeline, and the risk/return profile. A good gap funder will help you identify the right structure for your specific situation — not just push a one-size-fits-all product.
Gap funding is used by a wide range of participants in commercial real estate transactions:
Not every deal qualifies. Gap funders take subordinate risk, so they need to see enough strength in the deal to justify that position. Key qualifying factors include:
At Deal Rescue Capital we review every submission. We look at the total capital stack, the exit strategy, the borrower profile, and the specific reason for the gap. If the deal is fundamentally sound, we can usually find a structure that works — even on a tight timeline.
Speed is one of the defining characteristics of gap funding. Unlike senior lenders who operate on 30–60 day timelines, gap funders are built for urgency. At Deal Rescue Capital we respond to every submission within 24–48 hours and can issue a term sheet shortly after.
We've funded gaps on deals closing in as little as 7 days. If you have a deal that's at risk right now, the worst thing you can do is wait.
Gap funding is not a last resort. It's a legitimate capital tool used by experienced real estate professionals to close deals that would otherwise fall apart due to shortfalls in the capital stack.
If you have a deal that's short on capital — whether the lender pulled back, the appraisal missed, or your equity partner walked — there may be a solution. The first step is submitting your deal for review.
Submit it now. We respond within 24–48 hours with a direct answer — no automated rejections.
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