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Hard Money Lenders in Washington, DC

Bridge loans for the rehab. A 30-year DSCR loan for the rental.

Pimlico Capital is a direct private money lender in Washington, DC. We underwrite the loan and we fund it, so there is no broker in the middle.

We are based in Baltimore, about 40 miles up the parkway, which is the plain reason we lend here. We lend across the District, to entities, on non-owner-occupied property.

Get a Quote for a Washington, DC Deal Call (410) 855-4600

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Tree-lined plaza with a fountain in front of mid-rise apartment buildings at dusk

2016Founded in Baltimore

$600M+Deployed across MD & the East Coast

$75K–$3MBridge loan range

Loan Products Available in Washington, DC

What We Fund Here

Both of our core products are available across the District to investors and entities (LLCs, corps, trusts). No owner-occupied loans.

Short-term

Bridge & Fix-and-Flip

Up to 90% of purchase, 100% of rehab
6–12 month terms, extensions available
Close in as little as 5–7 business days
$75K minimum, $3M maximum

Bridge loan details →

Long-term

30-Year Rental (DSCR)

Up to 80% LTV on purchase or rate & term refi
30-year fixed amortization
No personal income documentation
$75K – $1.5M per property, portfolio loans available

DSCR rental details →

Our bridge loans are hard money loans. See what a direct hard money lender charges and what it takes to qualify.

Bridge to DSCR

One lender for both halves of the deal

We fund the purchase and the rehab on a hard money bridge loan. When the work is done and the property is rented, we refinance it onto a 30-year DSCR loan. Same lender at both ends.

That matters more at the refinance than at the purchase. We already hold the file, the appraisal history and a record of how you ran the rehab, so the refinance is not a cold start with a lender meeting you for the first time. There is a worked example in our DC townhouse BRRRR case study, and the wider playbook in how the BRRRR strategy works.

A DC file is underwritten by someone who has underwritten a DC file before.

Rental Financing

30-Year DSCR Loans in Washington, DC

A DSCR loan qualifies on the property, not on you. We put the rent against the payment, the taxes, the insurance and any HOA. If the rent covers it, the loan works.

A voucher tenant counts. DCHA housing assistance payments are rental income for this program in the same way a private tenant's rent is. Rates, the ratio we need and the rest of the program are on the 30-year DSCR rental loan page.

Where We Lend

Where we lend in the District

DC is one city and we lend across all of it, on non-owner-occupied property, to entities. There is no neighborhood list on this page, because a neighborhood list on a lender's site tells you nothing you can use. What decides a DC deal is the property, the entity behind it and the exit.

Local Rules

What's important to know about Washington DC deals

Five rules that catch investors here.

A tenant may hold the first right to buy the building. Under TOPA that right clears before anyone conveys, which can add months to a closing. A 2025 amendment exempted far more property, including two to four unit buildings not majority owned by a business corporation. Ownership decides it, so have DC counsel read the deal.
Two taxes on the same deed, plus one on your loan. Recordation and transfer tax both hit the conveyance, 1.1% each under $400,000 and 1.45% at or above, so a deal carries 2.2% or 2.9%. DC taxes the deed of trust too, 1.1% of the loan, $5,500 on a $500,000 bridge loan.
A vacant house is taxed at $5.00 per $100 of assessed value, against $0.85 residential. Blighted is $10.00, and a building vacant 90 days or more must be registered with the Department of Buildings. Real work on a live building permit holds the residential rate for up to three tax years.
Skip the rent control registration and the unit is rent controlled by default. Renting needs a Basic Business License in the Housing: Residential category, and the unit registers separately with the Rental Accommodations Division. DHCD treats an unregistered unit as rent stabilized until RAD approves an exemption.
A pre-1978 rental owes a clearance report, not just a disclosure. Where a child under six or a pregnant woman lives in the unit or visits regularly, the tenant is owed a report from a certified assessor, issued within the previous 12 months.

See more information on the following sites:

Common Questions

Washington, DC Lending FAQ

Do you lend in Washington, DC?

Yes. We fund bridge loans and 30-year DSCR rental loans across the District, to entities, on non-owner-occupied property. We are a direct lender, so the underwriting and the money are both ours.

How fast can you close a hard money loan in Washington, DC?

Bridge loans usually close in 5 to 10 business days, and in as little as 5 to 7 when the file is clean and title cooperates. A 30-year DSCR loan takes 3 to 4 weeks. A deal with an unresolved TOPA notice takes as long as TOPA takes, and no lender can shorten that part.

Do you work with DC TOPA situations?

Yes, and the first question is whether TOPA even applies. Since the RENTAL Amendment Act of 2025 took effect on December 31, 2025, single-family houses, individual condo and co-op units, and two-to-four-unit buildings that are not majority owned by a business corporation are exempt from the tenant purchase right, as is new construction with a permanent certificate of occupancy issued in the last 15 years. If the building is still subject, plan on the tenant process adding around six months and size the loan term for it. Your DC counsel confirms the exemption and we underwrite to what they conclude.

Can you fund a DSCR rental in DC with a Section 8 or DCHA voucher tenant?

Yes. A 30-year DSCR loan qualifies on the property's rent, and DCHA housing assistance payments count as rent. There is no personal income documentation on this program, so no W-2 and no tax returns.

What does DC charge to record a purchase and the loan?

Recordation tax and transfer tax both apply to the same deed. Under $400,000 of consideration each is 1.1%, so the deal carries 2.2%. At $400,000 and over each is 1.45%, so it carries 2.9%. DC also taxes the deed of trust at 1.1% of the loan amount, which is $5,500 on a $500,000 bridge loan and the line out-of-state buyers most often miss.

Will a vacant DC property be taxed at the vacant rate during a rehab?

Not while the permit is live. Vacant property is taxed at $5.00 per $100 of assessed value against $0.85 for residential, and blighted is $10.00. A property under active construction, rehabilitation or renovation on a valid active building permit is exempt from that rate and from the vacant registration fees for up to three tax years, capped at five tax years in any twelve. Let the permit lapse and the exemption goes with it.

How It Works

From first call to funded.

Submit the deal

Get a quote online or call us. We'll size the deal in 24 hours.

Underwriting

A person in our office underwrites the file, not a scoring algorithm.

Close & fund

5–10 business days for bridge, 3–4 weeks for 30-year rental.

Investor Education

From the Blog

A DC deal walked through end to end, what to do about a tenant you inherit, and how a DSCR loan qualifies. See every market we serve on our Where We Lend page.

Rental Loans