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Small Balance Real Estate Bridge Loans
da Motta Leonard Capital (DML) is a direct private funder of 1st and 2nd trust deed loans on residential properties in WA and CA. With a 30+ year background in consumer mortgage banking, we are experts in residential loans under $1MM, and specialize in cash out, debt consolidation, owner-occupied business purpose, and rehabilitation loans.
We pride ourselves on finding flexible solutions to get your deal funded. We have an established fund of private capital and have complete decision making authority for each deal. This allows us to move quickly with transparent communication, so you don’t experience any delays and you get the answers you need quickly.
Owner-Occupied Business Purpose Loans
We lend on primary residence when funds are being used for business purposes. At least 80% of proceeds or payoff must be for business purpose and must be disbursed to applicable entities in escrow.
Senior Bridge Loans
Maximum LTV is 75%
Subordinate Loans
2nd lien position up to 75% CLTV
Property Geographic Area Details
California and Washington State
Loan Amounts
$50,000 to $2,000,000
Interest Rates
8.5% to 14%
Max Loan-To-Value
75.00%
Max Loan-To-Cost
90.00%
Origination Fees
1% to 4%
Loan Terms
3 months to 18 months
Lien Position
- 1st
- 2nd
Loan Purpose
- Investment Acquisition
- Investment Refinance
- Improve Subject Property
- Use Equity to Invest in Another Property
- Invest in a Business
- Business Working Capital
- Value Add Project
- Development Project
- Primary Residence Purchase
- Personal Use
Property Occupancy
- Vacant
- Tenant Occupied 100%
- Owner Occupied Commercial
- Owner Occupied Residential
Property Types and Loan Types
Collateral Types
- Residential Property
- Commercial Property
Property Types
- 2-4 Units Residential
- Condominium
- Mixed-Use
- Multifamily
- Portfolio of Residential Properties
- Single Family Residence
Loan Types
- Private Money
- Hard Money
- Commercial Bridge
- Residential Bridge
- Commercial Property Value Add
- Residential Fix and Flip
- Residential Rehab and Rent
- Commercial Ground-Up Construction
- Residential Ground-Up Construction
Specialty Loan Types
- 2nd Mortgage Equity Cash Out
- Residential Long-Term Rental
- Bankruptcy Resolution
- Foreclosure Bailout
- Primary Residence Bridge
- Primary Residence Business Purpose Cash Out
- Residential Non-Prime
- Transactional Funding
- Earnest Money Deposit
- Subdivisions
Junior Liens
Junior Lien Loan Amounts
$50,000 to $400,000
Junior Lien Interest Rates
10.5% to 16%
Junior Lien Loan-to-Value
70.00%
Junior Lien Loan-to-Cost
85.00%
Junior Lien Origination Fees
2.00% to 5.00%
We Fund Junior Position Loans
Often
Junior Lien Types
- Purchase
- Refinance
- Equity Cash Out
Purchase Loan
Max Loan-To-Purchase Price
75.00%Borrower Must Have Property Under Contract
noWill Provide Proof of Funds Letter
noWill Consider Lending on Purchase from Auction
yesAllowed Source of Borrower’s Equity
- Own Cash
- Partner
- Equity in Subject Property
- Equity in Another Investment Property
- Equity in Primary Residence
- Seller Financing
- Gap Lender
- Family
Rehab Value Add Loan
Experience Required
noMinimum Number of Value-Add Projects Completed by Borrower
0Will Provide Funds for Renovation Costs
yesMax LTC for Renovation Costs
90.00%Interest Charged for Renovation Costs
Entire Amount of Total Project CostsTypical Number of Days for Funds Draw
7Maximum After Repair Value
75.00%Construction Loan
Development Experience Required
yesMinimum Number of Ground-Up Construction Projects Completed by Borrower
5Max LTC for Ground-Up Construction Costs
74.00%Interest Charged for Construction Costs
Only on Funds DrawnWill Lend on Partially Completed Construction Projects
noDetails and Requirements
Typical Closing Time (Days)
10Fastest Closing Time (Days)
2Works With
- Brokers
- Borrowers
Payment Structure
- Interest Only
Payment Structure Details
Interest Only with personal guarantyPre Payment Penalty
yes
Typically 3 months guarantied.Will lend to a foreign national
yes
Open to foreign nationalsWill Allow Junior Position Mortgage(s) Behind Our Senior Mortgage
yesWill Consider Collateralizing Multiple Properties in One Loan
yesWill Consider Equity Joint Venture
no
Borrower Entity Types Considered
- Individual(s)
- LLC
- Limited Partnership
- Trust
- Corporation
- Non-Profit Corporation
Documentation Required
- Credit Report
- Loan Application
Personal Guaranty (Recourse) Required
SometimesUsually required. In rare exceptions we will waive the need for one.
Credit Check Required
yesMinimum Credit Score Required
400Credit Check Description
Typically no minimum credit score, but much easier to do with credit score of 600 or greater.Appraisal Required for Residential Property
SometimesAppraisal Required for Commercial Property
Always Before FundingBroker Price Opinion (BPO) Accepted for Residential Property
SometimesBroker Price Opinion (BPO) Accepted for Commercial Property
SometimesFees
Processing Fee
$1,500 processing fee
Documents Fee
Typically a min doc fee of $600
Inspection Fee
paid by borrower to third party if required
Escrow Fee
paid by borrower to third party at closing
Title Fee
paid by borrower to third party at closing
Credit Report Fee
paid for by borrower at cost as a pass through cost
Background Check Fee
paid for by borrower at cost as a pass through cost if needed
Extension Fee
Typically 1 point if extensions are built into the agreement
Appraisal Fee
to be paid by borrower at cost - pass through expense
Environmental Report Fee
paid by borrower to third party at closing if required
Minimum Origination Fee Amount
$5,000
Fees which are mandatory for all new borrower clients
- Underwriting Fee
- Processing Fee
- Documents Fee
- Appraisal Fee
- Background Check Fee
Fees which are charged upfront prior to loan closing
- Appraisal Fee
- Credit Report Fee
- Background Check Fee
Fees which are paid to a third party company
- Appraisal Fee
- Inspection Fee
- Escrow Fee
- Title Fee
- Credit Report Fee
- Background Check Fee
- Environmental Report Fee
DML Capital is a direct lender who has 30+ years of industry experience. We are known in the industry for providing exemplary client service through our hands-on approach and work ethic. We find ways to make sure we can get your deal done according to your particular set of circumstances. We’d love the opportunity to be able to work with you!
Ronnie da Motta has particular experience as the owner and principal of an independent residential and commercial mortgage bank. He is an expert in real estate transactions from origination to servicing as he has overseen the funding of $5+ billion across all types of originations (Freddie, Fannie, Ginnie, Private Finance).
DML Capital, Inc. is licensed by the California Department of Real Estate and the California Department of Business Oversight.
- CA DRE Lic. 2049878
- NMLS ID 1644837
- CFL Lic. 60DBO 94303 / 60DBO-93987 / 60DBO-94302
License
CA DRE Lic. 2049878, CFL Lic. 60DBO-94303, NMLS ID 1644837
Company Size (Number of Employees)
3
Year Established
2017
Associations
- American Association of Private Lenders - Member
Office Locations
California Office | CFL Lic. 60DBO 943036723 Variel Ave., Woodland Hills, California 91303
Washington Office | CFL Lic. 60DBO-93987
2018 156th Ave NE Building F, SUITE 100, Bellevue, Washington 98007
Primary Capital Source
- Debt Fund We Manage
- Individual Investors
Alternative Capital Sources
- Own Funds
- Single Capital Partner
- Other Private Lending Companies
Loan Structure for Majority of Loans
- Own Balance Sheet
Alternative Loan Structures
- One Investor One Loan
- Multiple Investor Fractionalized Note
- Table Funding with Capital Partner
Percentage of company’s lending business focused on private mortgage
100%
Company’s Other Business Activities Besides Private Mortgage Lending
- Residential Mortgage Banking
- Commercial Real Estate Investing
- Residential Real Estate Investing
Percentage of Loans Secured by Commercial Property
21%
Percentage of Loans Secured by Residential Property
79%
Percentage of Residential Property Loans Which are Fix and Flip
14%
Percentage of Residential Property Loans Which are Buy and Hold
50%
Percentage of Residential Property Loans Which are Owner-Occupied
21%
Percentage of Residential Property Loans Which are Long-Term Rental (5+ years)
36%
Total Number of Loans Funded to Date
14
Total Loan Volume Funded to Date
$4,500,000
2018 Number of Loans Funded
6
2018 Loan Volume Funded
$1,900,000

Ronnie da Motta
Chief Operating Officer
Ronnie has 20+ year in the mortgage industry. He began his career as a loan originator before starting his own mortgage banking company, J&R Lending. After selling J&R he consulted for several years before beginning a retail mortgage banking company and founding DML Capital, a private money lending company.
License InformationCA DRE Broker Lic. - 01316922

Liam Leonard
Chief Executive Officer
Liam is a graduate of Yale University, B.S. in Economics, and UCLA Anderson, MBA, with finance and real estate focus. He began his real estate career when he started purchasing real estate shortly after the crash of '08.
License InformationCA DRE Lic. - 02066883

Aidan Leonard
Chief Strategy Officer
Aidan started his career in strategy consulting for biotech and pharmaceutical companies. He brings extensive modeling and research capabilities to the team, and is responsible for DML Capital's online portals. Aidan earned his Sc.B. in Neuroscience from Brown University and is currently working towards an MBA from Berkeley Haas School of Business with concentrations in Real Estate and Health Management.
Completed Transactions
DML Capital
Sherman Oaks, CA
$1,350,000
Purchase
DML Capital
Lynnwood, WA
$115,000
Equity Cash Out
DML Capital
Duvall, WA
$371,000
Equity Cash Out
DML Capital
Los Angeles, CA
$200,000
Equity Cash Out
DML Capital
Los Angeles, CA
$900,000
Refinance