Frequently Asked Questions
FAQ
We specialize in two services for land investors: (1) purchasing seller financed land notes for 80% of the note balance at closing, and (2) providing vacant land acquisition loans from $25,000 to $1,000,000. We work exclusively with vacant land investors nationwide.
Most note purchases are completed quickly and efficiently, typically within a few weeks. The exact timeline depends on documentation and loan complexity, but we prioritize speed to ensure you get funding without unnecessary delays.
At Damen Capital, our terms are transparent. Any costs related to processing or legal documentation are outlined upfront. There are no hidden fees, so you know exactly what to expect before the transaction is completed.
Absolutely. All borrower information and transaction details are handled with the highest level of confidentiality. Your privacy is a top priority throughout the process.
The amount you receive depends on the loan balance, property value, and borrower terms. Our team evaluates each note carefully and provides a fair, transparent offer that reflects current market conditions.
Pricing is based on several factors, including:
Outstanding loan balance
Interest rate and repayment schedule
Borrower payment history
Property type and location
We provide a clear explanation of how the offer is calculated so you can make informed decisions.
We fund directly from our own capital with no brokers or middlemen. This means faster approvals (48 hours), quicker closings (7 days), and no hidden fees. We specialize exclusively in vacant land, so we understand the unique challenges land investors face.
We work with land investors nationwide, though some state restrictions may apply. Contact us to confirm availability in your specific state.
Damen Capital Fund was founded by Eric Scharaga, who has over 15 years of experience in land finance and has personally purchased 150+ land notes and over 500 residential loans.
We are a direct lender. We fund every deal from our own account, which eliminates delays and extra fees associated with brokers.
We typically purchase seller financed land notes for 80% of the current note balance. The exact amount depends on the note terms, payment history, property value, and down payment. For example, a $64K note would receive a $51,200 purchase offer.
We purchase land notes with a minimum balance of $25,000 or more.
Yes! We specialize in purchasing land notes at closing. This allows you to collect your down payment (which you keep 100%) plus receive 80% of the note amount immediately, giving you 84-90% total cash at closing.
Yes, we purchase seasoned land notes as well. Contact us with your note details for a quote.
We buy seller financed notes on most rural and residential vacant land, including raw acreage, subdivided lots, and recreational properties. We generally exclude properties without legal access, properties with steep slopes or irregular shapes, substantial wetlands/flood zones, failed PERC tests, most infill lots (unless zoned for mobile homes), desert properties, and commercial/industrial properties.
For maximum profit, we recommend structuring deals with minimum 20% down payment, 10.9% interest rate, and 8-year term. However, we can bid on any loan terms—just contact us for a custom quote.
You'll need the purchase agreement, promissory note, mortgage/deed of trust or land contract, title commitment or title insurance policy, property deed, and buyer's credit report. We can guide you through the process.
We handle all servicing including collecting monthly payments, sending statements, managing payoffs, and handling any issues. You walk away with cash and no future obligations.
A vacant land acquisition loan is financing designed specifically for land investors to purchase raw land, vacant lots, or acreage for business and investment purposes. Our SimpleLand program offers fast approval and competitive terms exclusively for vacant land.
Our SimpleLand program provides loans from $25,000 to $1,000,000 depending on the property value and your qualifications.
Yes, through our cross-collateralization program. If you have additional real estate that can serve as collateral, you can access up to 100% financing on your land purchase with zero down payment.
Standard loans require 20% down payment with a maximum 65% loan-to-value (LTV). With cross-collateralization using additional properties, you can access up to 100% financing.
Cross-collateralization allows you to use equity in other real estate you own as additional collateral, enabling you to borrow up to 100% of the purchase price on your new land acquisition.
Our standard term is 2 years, which is extendable. Most land investors plan to resell within this timeframe, making it ideal for flipping strategies.
Yes, all our vacant land acquisition loans are interest-only, which keeps your monthly payments low and maximizes cash flow. We can offer fully amortized if preferred.
No, we don't require an appraisal or survey. We base lending decisions on comparable sales and property assessment.
We close in as little as 7 days. Most deals close within 7-14 days from application to funding.
Our process is simple: (1) Submit your deal details, (2) Receive approval within 48 hours, (3) Complete documentation, (4) Close in 7 days. We handle all the paperwork.
Yes, we wire funds on the day of closing once all documents are signed and title is clear.
For acquisition loans, we need basic property details (address, purchase price, property description) and your contact information. For note sales, we need the purchase agreement, buyer credit report, and property information.
No, our underwriting is asset-based. We focus on the property value and deal structure, not complex financial documentation.
For acquisition loans, we look at overall financial strength rather than just credit scores. For note purchases, buyer credit determines the required down payment.
Yes, we can finance multiple land acquisitions simultaneously. Many of our clients build portfolios using our loan program.
We work with both individuals and business entities including LLCs. A personal guarantee from the principals is required.
We finance residential vacant land, raw acreage, subdivided lots, and recreational properties. Properties must be zoned residential (no commercial or industrial).
Yes, our program accommodates subdivides. You can purchase larger parcels with plans to subdivide and resell individual lots.
We generally avoid properties with substantial wetlands or in flood zones, but contact us to discuss your specific property.
Yes, our terms are extendable. Contact us before your maturity date to discuss extension options.
We offer extensions and work with borrowers who need more time. Communication is key—contact us before your loan matures.
Properties with seller financing sell 2-3x faster and typically at list price (or higher). Cash buyers expect 10% discounts, while owner financing buyers pay full price for the convenience.
Include "OWNER WILL FINANCE" or "SELLER FINANCING AVAILABLE" prominently in all listings. This attracts far more buyers than cash-only properties.
When you sell your note to us, we take on all default risk. You receive your cash upfront and have no future liability.
Yes, when you sell a note to us at closing, we provide all required loan documents including promissory note, mortgage/deed of trust, disclosure forms, and closing documents.
Absolutely! This is a perfect strategy. Use our acquisition loan to purchase land, sell with seller financing, then sell the note to us at closing. This creates velocity in your business.
Yes, our program accommodates cash-out refinances on vacant land you own free and clear.