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


Max Loan-To-Cost


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


Junior Lien Loan-to-Cost


Junior Lien Origination Fees

2% to 5%

We Fund Junior Position Loans


Junior Lien Types

  • Purchase
  • Refinance
  • Equity Cash Out
Will do seconds behind an institutional first.

Purchase Loan

Flexible with sources of borrower equity

Max Loan-To-Purchase Price


Borrower Must Have Property Under Contract


Will Provide Proof of Funds Letter


Will Consider Lending on Purchase from Auction


Allowed 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


Minimum Number of Value-Add Projects Completed by Borrower


Will Provide Funds for Renovation Costs


Max LTC for Renovation Costs


Interest Charged for Renovation Costs

Entire Amount of Total Project Costs

Typical Number of Days for Funds Draw


Maximum After Repair Value


Construction Loan

Development Experience Required


Minimum Number of Ground-Up Construction Projects Completed by Borrower


Max LTC for Ground-Up Construction Costs


Interest Charged for Construction Costs

Only on Funds Drawn

Will Lend on Partially Completed Construction Projects


Details and Requirements

Typical Closing Time (Days)


Fastest Closing Time (Days)


Works With

  • Brokers
  • Borrowers

Payment Structure

  • Interest Only

Payment Structure Details

Interest Only with personal guaranty

Pre Payment Penalty


Typically 3 months guarantied.

Will lend to a foreign national


Open to foreign nationals

Will Allow Junior Position Mortgage(s) Behind Our Senior Mortgage


Will Consider Collateralizing Multiple Properties in One Loan


Will Consider Equity Joint Venture


Borrower Entity Types Considered

  • Individual(s)
  • LLC
  • Limited Partnership
  • Trust
  • Corporation
  • Non-Profit Corporation

Documentation Required

  • Credit Report
  • Loan Application

Personal Guaranty (Recourse) Required

Usually required. In rare exceptions we will waive the need for one.

Credit Check Required


Minimum Credit Score Required


Credit Check Description

Typically no minimum credit score, but much easier to do with credit score of 600 or greater.

Appraisal Required for Residential Property


Appraisal Required for Commercial Property

Always Before Funding

Broker Price Opinion (BPO) Accepted for Residential Property


Broker Price Opinion (BPO) Accepted for Commercial Property



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


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


CA DRE Lic. 2049878, CFL Lic. 60DBO-94303, NMLS ID 1644837

Company Size (Number of Employees)


Year Established



  • American Association of Private Lenders - Member

Office Locations

California Office | CFL Lic. 60DBO 94303
6723 Variel Ave., Woodland Hills, California 91303

Washington Office | CFL Lic. 60DBO-93987
24032 SE 21st St, Sammamish, Washington 98075

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


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


Percentage of Loans Secured by Residential Property


Percentage of Residential Property Loans Which are Fix and Flip


Percentage of Residential Property Loans Which are Buy and Hold


Percentage of Residential Property Loans Which are Owner-Occupied


Percentage of Residential Property Loans Which are Long-Term Rental (5+ years)


Total Number of Loans Funded to Date


Total Loan Volume Funded to Date


2018 Number of Loans Funded


2018 Loan Volume Funded


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 Information
CA 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 Information
CA 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

Private Loan Funding
Sherman Oaks, CA
Single Family Residence


DML Capital

Private Loan Funding
Lynnwood, WA
Single Family Residence

Equity Cash Out

DML Capital

Private Loan Funding
Duvall, WA
Single Family Residence

Equity Cash Out

DML Capital

Private Loan Funding
Los Angeles, CA
Child Day Care

Equity Cash Out

DML Capital

Private Loan Funding
Los Angeles, CA


Loan Request

Short Description of your Loan Request or Property Address

This information is about yourself, not the subject property.


At the end of the form you can enter the additional properties.

(temp use, storage, billboard, parking, etc.)


If Borrower is not seeking additional funds for the renovation, change the Loan Type to Purchase or Acquisition.


(temp use, storage, billboard, parking, etc.)


If Borrower is not seeking additional funds for the renovation, change the Loan Type to Purchase or Acquisition.


how will the loan be paid off?


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