Not every land deal fits a standard mold. We structure financing around your situation — whether you need zero down, a JV partner, or capital released after a subdivide.
Every land investor's situation is different. Some have equity in existing properties. Some have partners. Some are sitting on large parcels that need to be split. We've structured hundreds of deals and have multiple ways to help you close — even when a standard 20% down loan doesn't fit.
Clear options for getting your deal funded, whatever your situation.
Use equity in a property you already own free and clear to cover the down payment on a new acquisition. This lets you acquire property with zero out of pocket — up to 100% LTV on the new purchase.
Your existing property secures the loan alongside the new one. Once the loan is paid off or refinanced, the lien on your existing property is released.
You own a $60K parcel free and clear. You want to buy a new property for $80K. We use your existing parcel as additional collateral, lending you the full $80K purchase price. No money out of pocket.
A JV partner funds the 20% down payment while Damen Capital finances the remaining 80%. You maintain control and handle execution. Damen provides the debt — no profit splits with us.
Don't have a JV partner? We can connect you with one. Already have someone? Bring them to the table. Either way, the structure is clean: JV handles equity, we handle debt, you keep full operational control.
$200K property. Your JV partner puts up $40K (20%) for an equity position. Damen lends $160K. You manage the deal, sell the property or create notes, and split profits with your partner per your agreement. We just want our loan repaid.
Similar to the structure above, but the JV partner funds both the down payment and property improvements — surveys, perc tests, road access, clearing, or subdivision costs. Damen provides the acquisition loan. The partner's additional investment increases the property's value and your exit options.
Again, we can provide the JV partner or you can bring your own.
$150K raw acreage. JV partner contributes $30K for the down payment plus $25K for survey, road work, and subdivision platting. Damen lends $120K for acquisition. After improvements, the property's market value increases significantly, improving margins for both you and your partner.
Buy a larger parcel, then subdivide it into smaller lots. Once the subdivide is recorded, you can request additional funds released — up to 80% of the original purchase price. The release is based on the original purchase price and our internal valuation.
If you're buying at market value, expect to put 35% down. After the subdivide is completed, we can release an additional 15%, getting you to 80% of your purchase price. That capital goes right back into your next deal.
You buy 40 acres for $200K at market value with 35% down ($70K out of pocket, $130K loan). You subdivide into 8 five-acre lots. After recording, we release an additional $30K (15% of $200K), bringing your total financing to $160K — 80% of purchase price. That $30K goes right back into your next acquisition.
Use a Damen acquisition loan to purchase property. Sell it with seller financing to create a note. Then sell that note to Damen Capital for 80–90% of the balance. You've now completed the full cycle: acquired with debt, created a note, and converted it to cash — all through one capital partner.
This strategy lets you recycle capital continuously and scale without waiting years for note payments to come in.
Buy a $50K property with a Damen loan ($10K down, $40K financed). Sell it for $80K on seller financing with $8K down and a $72K note. Sell the note to Damen for ~$60K cash. Pay off the $40K loan. Net result: $30K+ in profit recycled into your next deal.
Combine two strategies: use cross-collateral for a zero-down acquisition, then subdivide the property and request an additional funds release. This gives you the highest possible leverage — zero cash in, capital back out after the split.
You own a $40K parcel free and clear. You use it to cross-collateralize a $100K acquisition with zero down. After subdividing, you request additional funds released up to $80K. You now have cash in hand with no money ever out of pocket on the acquisition.
Match your situation to the best deal structure.
| Strategy | Cash Needed | You Need | Best For |
|---|---|---|---|
| Cross-Collateral | $0 | One free & clear property | Investors with existing equity |
| JV + Damen Debt | $0 from you | A capital partner (yours or ours) | Limited personal capital |
| JV + Improvements + Debt | $0 from you | A capital partner (yours or ours) | Raw land needing development |
| Subdivide & Release | 35% down (at market value) | Subdividable parcel | Recycling capital — get to 80% |
| Full Cycle | 20% down | Ability to sell on terms | Note creation & cash-out |
| Cross-Collateral + Subdivide | $0 | Free & clear property + subdivide plan | Maximum leverage |
Damen Capital Fund offers creative deal structuring for vacant land investors who need flexible financing beyond a standard 20% down acquisition loan. Our creative financing options include cross-collateralization for zero-down acquisitions using existing equity, joint venture equity combined with Damen debt for investors who need a capital partner, subdivide-and-release programs that return up to 80% of the original purchase price after lots are platted, and full-cycle strategies that let investors acquire with debt, create seller-financed notes, and sell those notes back to Damen for immediate cash. We can also provide JV partner introductions for investors who need equity capital. All creative structures use the same competitive SimpleLand loan terms: interest-only payments, 14–16% rates, 2-year terms, 7-day closings, and $600 total closing costs. Available for business and investment purposes only on residential-zoned vacant land nationwide.
Tell us about your situation and we'll show you the best way to get it funded. No obligation, no pressure.