What Determines Your Land Note's Value? The Complete Pricing Guide for Land Investors
- Eric Scharaga
- May 1, 2023
- 15 min read
Updated: Nov 24, 2025
By Eric Scharaga | Updated November 2024 | 13 min read
Jennifer thought she'd done everything right.
She'd offered seller financing on her Arizona land deal—10 acres outside Phoenix for $75,000. The buyer put down $15,000 (20%), and she was collecting $710/month at 10% interest on a 10-year note.
Two years later, she needed capital for a bigger opportunity. She'd received $17,040 in payments, so the balance was about $57,960. She contacted three note buyers expecting offers around $46,000-48,000 (80% of balance).
The offers shocked her:
She lost $14,000-19,000 compared to what she expected.
What went wrong?
Jennifer made five critical mistakes during origination that destroyed her note's value:
Used a land contract instead of deed of trust
Self-serviced the loan (no professional servicer)
Didn't pull credit report (borrower's score was 580)
Minimal documentation
No title insurance
Each mistake cost her thousands of dollars two years later.
After buying over 150 land notes, I can tell you exactly what determines a note's value—and why some notes sell for 80% of balance while others struggle to get 50%.
Today, I'm going to show you:
The 6 factors that determine land note value
Pricing tiers (40% to 80% of balance)
Real examples with actual dollar amounts
How to maximize your note's value from day one
The critical difference between selling at closing vs. selling seasoned notes
Let's start with the fundamental truth most land investors miss:
The Two Paths to Selling Your Land Note (And Why Timing Changes Everything)
Most land investors don't realize there are TWO completely different ways to sell a land note—and the timing makes a 10-20% difference in what you receive.
Path A: Selling at Closing (Simultaneous Close)
How it works:
You offer seller financing to sell your property
You find a qualified buyer
At closing, you sell the note to a note buyer
Note buyer funds 80% of purchase price
You walk away with cash, buyer gets property, note buyer gets the note
Typical pricing: 75-80% of purchase price
Example:
Property sale: $75,000
Buyer down payment: $15,000 (20%)
Note balance: $60,000
You receive at closing: $48,000 (80% of $60,000)
Total cash to you: $63,000 ($15,000 down + $48,000 note sale)
Advantages:
Highest possible pricing
No waiting for payments
No servicing hassles
No default risk
Capital available immediately for next deal
Why it gets better pricing: Note buyer oversees the origination process, ensuring:
Proper documentation
Qualified borrower
Professional servicing from day one
Correct loan structure
Clean title
Path B: Selling Seasoned Notes (1-2 Years Later)
How it works:
You originated seller financing 1-2 years ago
You've collected payments
You now want to sell the note
Note buyer evaluates existing note
Pricing depends on what you did during origination
Typical pricing: 50-70% of current balance (depending on quality)
Same example, but sold after 2 years:
Original sale: $75,000
Down payment: $15,000
Note balance after 2 years: $57,960
Typical offer: $34,776-40,572 (60-70% of balance)
Total received: $49,776-55,572
The difference: $7,428-13,224 LESS than selling at closing
Why lower pricing:
Note buyer takes on more risk (can't control origination)
Must evaluate payment history
May discover documentation problems
Origination mistakes can't be fixed
Higher due diligence costs
The lesson: If you're going to offer seller financing, plan your exit strategy BEFORE you originate the note.
The 6 Factors That Determine Land Note Value
Whether you're selling at closing or selling a seasoned note, these six factors determine what note buyers will pay:
Factor 1: Down Payment (The Most Important Factor)
This matters more than anything else.
Down payment is the single best predictor of default. Here's why:
Default Rate Statistics:
0-10% down: 20-35% default rate
10-15% down: 15-25% default rate
20-25% down: 5-10% default rate
30%+ down: Under 5% default rate
How down payment affects note pricing:
Scenario A: 10% Down
Sale price: $50,000
Down payment: $5,000 (10%)
Note balance: $45,000
Note buyer's risk: HIGH (borrower has little skin in game)
Typical offer: $22,500-27,000 (50-60% of balance)
Scenario B: 25% Down
Sale price: $50,000
Down payment: $12,500 (25%)
Note balance: $37,500
Note buyer's risk: LOW (borrower invested significantly)
Typical offer: $26,250-30,000 (70-80% of balance)
Result: Higher down payment = higher percentage offer, PLUS lower balance to discount.
Real Example:
Two identical 10-acre properties in Texas, both sold for $60,000 at 10% interest:
Property A:
Down payment: $6,000 (10%)
Note balance: $54,000
Note buyer offer: $27,000 (50%)
Seller nets: $33,000 total
Property B:
Down payment: $18,000 (30%)
Note balance: $42,000
Note buyer offer: $33,600 (80%)
Seller nets: $51,600 total
Difference: $18,600 more by requiring higher down payment
My recommendation: Minimum 20% down, preferably 25-30%
Factor 2: Credit Score + Down Payment Matrix
Credit score and down payment work together.
Real Example:
Borrower A:
Credit score: 720
Down payment: 20% ($15,000 on $75,000 sale)
Balance: $60,000
Note buyer offer: $48,000 (80%)
Borrower B:
Credit score: 610
Down payment: 20% ($15,000 on $75,000 sale)
Balance: $60,000
Note buyer offer: $33,000 (55%)
Same down payment, $15,000 difference in note value due to credit score.
Important consideration: Look beyond the score
I review the actual credit report, not just the score. Medical debt is common and doesn't always indicate payment problems. Someone with a 650 score from medical bills may be a better borrower than someone with a 680 score from credit card charge-offs.
My recommendation: Minimum 660 credit score for standard pricing
Factor 3: Professional Loan Servicing vs. Self-Servicing
This single decision affects note value by 10-20%.
Self-Serviced Loans:
Problems:
No third-party documentation
Payment disputes common
Missing tax statements
No professional records
Higher default rates (borrowers take self-servicing less seriously)
Note buyer concerns:
Can't verify payment history
May need to reconstruct records
Risk of borrower disputes
Extra due diligence required
Result: 10-20% lower offers or declined entirely
Professionally Serviced Loans:
Benefits:
Complete payment documentation
Third-party verification
Professional collection procedures
Tax statements (1098/1099) provided
Online portal access
Licensed servicers
Better borrower compliance
Note buyer confidence:
Clear payment history
Verified balance
Professional records
Easy transfer process
Result: Full value pricing
Real Example:
Note A (Self-Serviced):
Balance: $50,000
Payment history: "Borrower says all payments made on time"
Documentation: Excel spreadsheet, scanned checks
Offer: $30,000 (60%) - Note buyer discounts due to verification risk
Note B (Professionally Serviced):
Balance: $50,000
Payment history: Madison Management complete records, 24 months perfect
Documentation: Professional servicing reports, online portal
Offer: $37,500 (75%) - Note buyer confident in documentation
Difference: $7,500 (for just $20/month servicing cost = $480 total spent)
Cost vs. Benefit:
Servicing cost: $20/month × 24 months = $480
Increased note value: $7,500
Net benefit: $7,020
ROI: 1,462% return on servicing investment
My recommendation: Use professional servicer from day one
Best options:
BIFI Loan Servicing
Madison Management
FCI Loan Servicing
Cost: $15-30/month (structure it so borrower pays this fee)
Factor 4: Documentation Type (Land Contract vs. Note/Mortgage)
This can be a 20% difference in note value.
Land Contracts:
Structure:
Seller retains legal title
Buyer has equitable interest
Title transfers at final payment
Problems for note buyers:
Complex title structure
Seller still has liability exposure
State-specific regulations vary widely
Foreclosure process unclear in many states
Transfer taxes may apply
Harder to assign/transfer
Result: 10-20% discount or declined
Note + Deed of Trust (or Mortgage):
Structure:
Buyer receives title immediately
Seller holds lien (security interest)
Standard, well-understood instrument
Benefits for note buyers:
Clean title structure
Clear foreclosure process
Easy to assign
Well-established procedures
Lower risk
Result: Full value pricing
Real Example:
Two identical properties, both in Tennessee:
Property A (Land Contract):
Balance: $65,000
12 months perfect payments
Land contract structure
Offer: $39,000 (60%) - Discounted for land contract complexity
Property B (Note + Deed of Trust):
Balance: $65,000
12 months perfect payments
Standard note/deed of trust
Offer: $48,750 (75%) - Full pricing for standard structure
Difference: $9,750 just due to document type
State Considerations:
Some states handle land contracts better than others:
Land Contract Friendly: Michigan (clear procedures) Land Contract Problematic: Texas, most western states (use deed of trust instead)
My recommendation: Use promissory note + deed of trust (non-judicial states) or promissory note + mortgage (judicial states). Avoid land contracts unless specific state law reason.
Factor 5: Interest Rate & Term Length
How these affect note pricing:
Interest Rate:
The Yield Gap Problem:
Note buyers target 14-20% annual return. If your note's interest rate is too low, they must discount heavily to achieve their yield.
Real Example:
Note A (6% Interest Rate):
Balance: $80,000
Monthly payment: $888
Remaining term: 8 years
Note buyer needs 15% yield
Offer: $51,200 (64%) - Heavy discount to bridge yield gap
Note B (10% Interest Rate):
Balance: $80,000
Monthly payment: $1,054
Remaining term: 8 years
Note buyer needs 15% yield
Offer: $64,000 (80%) - Smaller discount needed
Difference: $12,800 just from interest rate
The Sweet Spot: 9-12% interest rate
Below 8%: Heavy discounting required
9-12%: Optimal for note sales
Above 12%: May limit qualified borrower pool
Term Length:
Shorter terms = higher note value
Why:
Faster capital return for note buyer
Less interest rate risk
Lower default risk over shorter period
More attractive investment
Real Example:
Note A (15-Year Term):
Balance: $60,000
Interest: 10%
Remaining: 13 years
Offer: $42,000 (70%)
Note B (7-Year Term):
Balance: $60,000
Interest: 10%
Remaining: 5 years
Offer: $48,000 (80%)
Difference: $6,000 due to term length
My recommendation: 5-10 year terms. Avoid 15-30 year terms (require 10-15% bigger discount).
Factor 6: Property Quality, LTV, and State
Property Quality:
Note buyers evaluate: If borrower defaults, do I want this property back?
Good collateral characteristics:
Legal access (deeded or prescriptive easement)
Utilities available or possible
Buildable (not landlocked, not all wetlands)
Desirable location
Good market demand
Clear title
Poor collateral characteristics:
Landlocked (no legal access)
Unbuildable (wetlands, steep slopes, restrictions)
Remote location (no market demand)
Title issues
Environmental problems
No utilities possible
Real Example:
Property A:
5 acres, Texas Hill Country
Deeded access, utilities at street
Near growing town
Strong market demand
Balance: $50,000, Value: $65,000
Offer: $40,000 (80%)
Property B:
5 acres, remote location
No legal access documented
Nearest town 45 miles
Weak market demand
Balance: $50,000, Value: $65,000 (if you could sell it)
Offer: $25,000 (50%) or declined
Loan-to-Value (LTV) Ratio:
Formula: Note purchase price ÷ Property value = LTV
My maximum: 70% LTV
Why this matters:
If borrower defaults and property values decline 20%, note buyer still has equity cushion.
Example:
Property value: $80,000
My purchase price: $48,000
LTV: 60% ✓
Even if values drop 20%: $64,000 value, still covered
If LTV is too high:
Property value: $80,000
Purchase price: $64,000
LTV: 80% (too high)
If values drop 20%: $64,000 value = break-even
Result: Declined or heavily discounted
State Foreclosure Laws:
Non-Judicial States (Faster, Easier):
Texas: 3-4 months
Arizona: 3-4 months
Tennessee: 3-4 months
Georgia: 4-5 months
Result: Note buyers pay more (less foreclosure risk/cost)
Judicial States (Slower, More Expensive):
Florida: 6-18 months
Illinois: 8-18 months
New York: 12-24 months
Pennsylvania: 8-15 months
Result: Note buyers pay less (higher foreclosure risk/cost)
Real Example:
Note A (Texas - Non-Judicial):
Balance: $55,000
All other factors equal
Offer: $44,000 (80%)
Note B (Illinois - Judicial):
Balance: $55,000
All other factors equal
Offer: $38,500 (70%)
Difference: $5,500 just due to state foreclosure laws
How Note Pricing Actually Works: The Yield Calculation
Most land investors think note buyers are "buying the debt." That's not quite right.
Note buyers are buying a payment stream.
They're investing money today to receive monthly payments that generate a specific annual return (yield).
The Yield to Maturity Calculation:
Inputs:
Purchase price (what they pay)
Monthly payment (what they receive)
Number of payments remaining
Balloon payment (if any)
Output:
Yield to Maturity (annual return %)
Note buyers target 14-20% yield depending on risk.
Real Example:
Your Note:
Balance: $60,000
Payment: $633/month (10% interest)
Remaining term: 10 years (120 payments)
Note Buyer Offers $48,000:
Their calculation:
Investment: $48,000
Receive: $633/month × 120 months = $75,960 total
Yield: 15.7% annual return
Why they offer less than balance:
They need 15%+ return to justify the risk and having their capital tied up for 10 years.
If they paid full balance ($60,000):
Investment: $60,000
Receive: $633/month × 120 months = $75,960 total
Yield: 7.6% annual return (too low)
Factors That Increase Yield Requirement (Lower Offers):
Poor credit score (+2-5% yield requirement)
Low down payment (+2-4% yield requirement)
Self-serviced (+1-3% yield requirement)
Land contract (+2-3% yield requirement)
Poor property (+2-5% yield requirement)
Judicial state (+1-2% yield requirement)
Payment problems (+3-10% yield requirement)
Each problem adds to required yield, which lowers the offer.
The Pricing Tiers: What You Can Expect
Based on 150+ note purchases, here's how notes typically price:
Tier 1: Premium (75-80% of balance)
Characteristics:
Sold at closing (simultaneous close)
OR: Seasoned note with perfect payment history
660+ credit score
25%+ down payment
Professional servicing
Note + deed of trust/mortgage
9-12% interest rate
5-10 year term
Good property in non-judicial state
60% or lower LTV
Example:
Balance: $70,000
Offer: $52,500-56,000
These are the notes I buy through my program.
Tier 2: Standard (60-70% of balance)
Characteristics:
Seasoned note with good payment history
620-660 credit score
20% down payment
Professional servicing
Note + deed of trust/mortgage
8-12% interest rate
Standard property
65-70% LTV
Example:
Balance: $70,000
Offer: $42,000-49,000
Tier 3: Discounted (50-60% of balance)
Characteristics:
Land contract OR
Self-serviced OR
600-620 credit score OR
10-15% down payment OR
Some payment issues (late, but not missed) OR
Weak property OR
High LTV (70-80%)
Example:
Balance: $70,000
Offer: $35,000-42,000
Tier 4: Problem (40-50% of balance or declined)
Characteristics:
Multiple issues from Tier 3 OR
Below 600 credit score OR
Under 10% down payment OR
Missed payments OR
Very weak property OR
Documentation problems OR
Very high LTV (over 80%)
Example:
Balance: $70,000
Offer: $28,000-35,000 or declined
Common Mistakes That Cost Thousands
Let me show you real-world cost of common mistakes:
Mistake #1: Self-Servicing
The scenario:
Balance: $55,000
Perfect payments, but self-serviced
The cost:
Professional servicing would get: 75% = $41,250
Self-serviced offer: 60% = $33,000
Loss: $8,250
To avoid it:
Use professional servicer: $20/month
Cost over 2 years: $480
Net savings: $7,770
Mistake #2: Using Land Contract
The scenario:
Balance: $65,000
Good borrower, but land contract structure
The cost:
Note/deed of trust would get: 75% = $48,750
Land contract offer: 60% = $39,000
Loss: $9,750
To avoid it:
Work with attorney to use proper structure
Cost: $500-1,000
Net savings: $8,750-9,250
Mistake #3: Low Down Payment
The scenario:
Sale: $60,000
10% down vs. 25% down
Option A (10% down):
Down payment: $6,000
Balance: $54,000
Note offer: 55% = $29,700
Total: $35,700
Option B (25% down):
Down payment: $15,000
Balance: $45,000
Note offer: 75% = $33,750
Total: $48,750
Difference: $13,050 by requiring higher down payment
Mistake #4: Wrong Interest Rate
The scenario:
Balance: $70,000
6% vs. 10% interest rate
Option A (6% rate):
Payment: $776/month
Note offer: 60% = $42,000
Option B (10% rate):
Payment: $923/month
Note offer: 75% = $52,500
Difference: $10,500 from interest rate alone
Mistake #5: No Credit Check
The scenario:
Sale: $50,000, 20% down
Didn't pull credit (borrower is 580 score)
The cost:
With 660+ score would get: 75% = $30,000
With 580 score: 50% = $20,000 or declined
Loss: $10,000+
To avoid it:
Pull credit report before accepting offer
Cost: $30
Savings: $10,000
Action Plan: Maximize Your Note Value From Day One
If You're Originating New Seller Financing:
Option 1: Sell at Closing Through My Program (Best Outcome)
You get:
80% of balance at closing
I oversee entire process
Professional servicing setup
Proper documentation
Qualified borrower
No long-term involvement
Requirements:
Property: $25,000-$150,000 purchase price range
Borrower: 660+ credit, 20%+ down (or equivalent based on my matrix)
Terms: 9-12% interest, 5-10 years
Structure: Note + deed of trust/mortgage
Example:
Sale: $75,000
Down payment: $18,000 (24%)
Balance: $57,000
You receive: $45,600 (80%)
Total cash at closing: $63,600
Contact me BEFORE you market the property so I can guide the process.
Option 2: Hold Note Long-Term (Structure It Right)
Checklist:
☐ Borrower Qualification:
Pull credit report (minimum 620, prefer 660+)
Require 20-30% down payment
Verify property use (recreational vs. primary residence)
☐ Loan Structure:
Use note + deed of trust/mortgage (NOT land contract)
Interest rate: 9-12%
Term: 5-10 years
Monthly amortizing payments
☐ Documentation:
Hire foreclosure attorney to prepare documents
Promissory note
Deed of trust or mortgage
Warranty deed (to buyer)
Loan agreement
Required disclosures
☐ Servicing:
Set up professional servicer from day one
BIFI, Madison, or FCI
Structure so borrower pays servicing fee
☐ Title/Recording:
Obtain lender's title insurance
Record deed of trust/mortgage
Keep all original documents
☐ Keep Records:
Payment history
All correspondence
Credit reports
Appraisal/valuation
Title insurance policy
This positions you to sell the note later for maximum value (70-75% of balance).
If You Have Existing Seasoned Notes:
Step 1: Evaluate What You Have
Answer these questions:
What's the current balance?
What documentation do you have?
Credit score at origination?
Down payment amount?
Land contract or note/mortgage?
Self-serviced or professional servicer?
Payment history (any lates/missed)?
Property quality?
Current property value?
Step 2: Calculate Realistic Pricing
Use the tiers above:
Count your positives (good borrower, good property, professional servicing, etc.)
Count your negatives (land contract, self-serviced, payment issues, etc.)
Place yourself in appropriate tier
Realistic expectations:
Tier 1 (Premium): 75-80%
Tier 2 (Standard): 60-70%
Tier 3 (Discounted): 50-60%
Tier 4 (Problem): 40-50% or may not be saleable
Step 3: Fix What You Can
Can be fixed:
Transfer to professional servicer (takes 2 weeks)
Get current title report
Obtain property valuation
Gather all documentation
In some cases: convert land contract to note/mortgage
Cannot be fixed:
Credit score at origination
Down payment amount
Past payment problems
Poor property characteristics
Step 4: Get Offers
Contact note buyers with:
Complete property information
Current balance
Payment history
Credit report (from origination)
Copy of all loan documents
Title report
Property valuation/photos
Step 5: Evaluate Offers
Consider:
Net proceeds (after any payoffs)
Speed (how fast can you close?)
Terms (any contingencies?)
Buyer reputation
Don't be offended by lower offers if you have issues—note buyers are pricing the actual risk.
Why My Program Gets You 80% (Instead of 60-70%)
Here's what makes my note buying program different:
Traditional Seasoned Note Purchase:
Process:
You originated note 1-2 years ago
I evaluate what you did
I take on ALL origination risk
I discount for any problems
Pricing: 50-70% depending on quality
My Simultaneous Close Program:
Process:
You contact me BEFORE originating
I guide the process
I oversee borrower qualification
I ensure proper documentation
I verify professional servicing setup
We close simultaneously
Pricing: 80% of balance
Why I can pay more:
1. I Control Quality
Right borrower qualifications
Proper loan structure
Professional servicing from day one
Clean documentation
2. Lower Risk
No payment history unknowns
No documentation surprises
No servicing complications
Fresh origination
3. Efficiency
Less due diligence required
Faster closing
Lower transaction costs
Economies of scale
4. Long-Term Business Relationship
Work with same investors repeatedly
Build trust and systems
Streamlined processes
Mutual benefit
Real Comparison:
Investor A (Tries to do it alone):
Originates note with mistakes
Holds for 2 years
Sells to note buyer for 60% = $36,000
Total received: $48,000 ($12,000 down + $36,000 note sale) over 2 years
Investor B (Uses my program):
Works with me from start
Sells at closing for 80% = $48,000
Total received: $63,000 ($15,000 down + $48,000 note sale) immediately
Difference:
$15,000 more total
2 years faster
Zero servicing hassle
No default risk
Capital working in next deal
Understanding the Full Picture: Total Return Analysis
Most investors focus only on note sale price. But let's look at complete returns:
Scenario: Holding the Note
If you hold and collect all payments:
Sale price: $75,000
Down payment: $18,000 (24%)
Finance: $57,000 at 10% for 8 years
Monthly payment: $711
Total received over 8 years: $86,256
Sounds great, right? But consider:
Opportunity Cost:
That $57,000 tied up for 8 years
Can't use it for more land deals
Average land flip profit: 50-100%
If you flip 2 deals per year with that capital:
8 years, capital deployed 16 times:
Average profit per flip: 40% = $22,800
Potential: $364,800 in 8 years
vs. collecting $86,256 over same period
Difference: $278,544 in opportunity cost
Scenario: Selling at Closing
Down payment: $18,000
Note sale: $45,600 (80% of $57,000)
Total: $63,600 immediately
Deploy in new deals:
Use $63,600 for next property
Continue flipping
Generate significantly more total return
The math:
Even if you "gave up" $22,656 ($86,256 - $63,600)
You gained $63,600 in working capital TODAY
That capital earning 40% per flip, twice per year
First year alone: $50,880 in additional profit
Breakeven in just 5 months
This is velocity of capital: Money makes money when it's working, not sitting idle.
Frequently Asked Questions
Q: Can I get 100% of balance when selling my note?
A: No. Note buyers need yield/return on investment. Even with perfect note, expect maximum 80% (and that's at origination through programs like mine). Seasoned notes typically 60-75%.
Q: Why won't note buyers pay more for my high-interest note?
A: They will—to a point. A 12% note sells for more than a 6% note. But beyond 12-15%, you're limiting your borrower pool so much that you can't find qualified buyers, which defeats the purpose.
Q: I made mistakes during origination. Should I just hold the note forever?
A: Not necessarily. Get offers. You may be surprised. Even discounted notes can sell. Consider: Is 50% of balance TODAY better than collecting payments for 10 years with default risk?
Q: Can I sell just part of my note?
A: Yes, called "partial note sale." Sell first 36-48 months of payments, keep remainder. Less common in land notes but possible. Typically discounted 10-15% more than full note sale.
Q: What if borrower is late sometimes but always catches up?
A: Depends on pattern. One late payment in 2 years: minimal impact (maybe 5% discount). Consistently late: 10-20% discount. Missed payments: 20-30% discount or unsellable.
Q: Do I need to tell the borrower I'm selling the note?
A: Yes. They'll receive servicing transfer notice. Their payment address changes, but loan terms stay exactly the same. This is standard and legal.
Q: How long does it take to sell a note?
A: At closing (my program): Same as property closing, 2-3 weeks. Seasoned note: 2-4 weeks for due diligence, underwriting, closing.
Q: What documents do I need to sell my note?
A: Promissory note, deed of trust/mortgage, payment history, borrower credit report, property valuation, title report, copy of deed, insurance info.
The Bottom Line
Your land note's value is determined by six factors:
Down payment (20%+ minimum)
Credit score (660+ preferred)
Professional servicing (vs. self-servicing = 10-20% difference)
Documentation type (note/mortgage vs. land contract = 20% difference)
Interest rate & term (9-12%, 5-10 years ideal)
Property quality & LTV (good collateral, 70% max LTV)
Get these right from day one, and your note sells for 75-80%.
Get them wrong, and you're looking at 50-60% or unsellable.
The difference: $15,000-25,000 on a typical $75,000 land deal.
Key Takeaways:
Selling at closing gets best pricing (80% through my program)
Seasoned notes get 60-70% if done right, 50-60% with problems
Professional servicing pays for itself 1,462% over
Land contracts cost you 10-20% compared to note/mortgage
Down payment is the #1 factor (20% minimum, 25%+ preferred)
Work with foreclosure attorney, not general real estate attorney
Plan your exit strategy BEFORE you originate
Velocity of capital beats holding notes long-term
Ready to maximize your note value?
Whether you're planning to offer seller financing or already holding notes you'd like to sell, I can help.
For new originations: Contact me before you market the property. I'll guide the entire process and purchase your note at closing for 80%.
For existing notes: Send me the details. I'll evaluate and provide realistic pricing based on what you have.
Call/Text: 302-526-0200 Email: eric@damencapital.com
