Consolidate multiple investment properties into one loan. One rate. One payment. Unlimited scale.
A portfolio loan, also called a blanket loan, is a single mortgage that covers multiple investment properties under one note. Instead of managing five, ten, or twenty separate mortgages with different lenders, rates, payment dates, and escrow accounts, you wrap your entire rental portfolio into one streamlined loan with one monthly payment.
Unlike conventional mortgages that are originated and sold on the secondary market to Fannie Mae or Freddie Mac, portfolio loans are held in-house by the lender. This means the underwriting guidelines are more flexible. There are no rigid agency overlays, no arbitrary property count limits, and no requirement to document personal income. Qualification is based on the combined rental income across your portfolio using a debt service coverage ratio (DSCR), not W-2s, tax returns, or DTI calculations.
Portfolio and blanket loans through our lending network are designed for investors who have moved beyond the early acquisition phase and are ready to professionalize their holdings. If you own five or more investment properties and find yourself spending hours each month coordinating payments, tracking escrow shortages, and managing renewal timelines across multiple lenders, consolidation into a single portfolio loan can save you significant time, money, and administrative burden. These loans are also an effective tool for unlocking trapped equity across your portfolio, buying out a business partner, or acquiring a package of properties in a single transaction.
| Term | Details |
|---|---|
| Property Types | Single-family, 2-4 units, condos, townhomes, small multifamily |
| Minimum Properties | 2 (varies by lender) |
| Max LTV (Purchase / Rate-Term Refi) | Up to 80% |
| Max LTV (Cash-Out) | Up to 75% |
| Loan Amounts | $500,000 - $10,000,000+ |
| DSCR Minimum | 1.0x (better pricing at 1.25x+) |
| Minimum Credit Score | 660 (pricing improves at 720+) |
| Loan Terms | 30-year fixed, 5/1 ARM, 7/1 ARM, interest-only options |
| Prepayment | Options available including no-prepay on select terms |
| Income Documentation | None — DSCR-based qualification |
| Vesting | Individual, LLC, trust, or corporate entity |
| Release Clause | Yes — sell individual properties without full loan payoff |
| Geographic Coverage | Multi-state portfolios accepted |
You own five to twenty or more rental properties, each with its own mortgage, its own lender, and its own payment schedule. Managing this web of obligations has become a part-time job. You want to consolidate everything into one loan with one rate, one servicer, and one payment date. A portfolio loan simplifies your financial life and often improves your blended interest rate in the process.
You built your portfolio using the buy-rehab-rent-refinance-repeat strategy. You have been cycling through hard money loans and individual DSCR refinances as each property stabilizes. Now you have accumulated enough properties that managing them individually no longer makes sense. Consolidating your stabilized rentals into a single portfolio loan frees up your bandwidth to focus on the next acquisition rather than servicing existing debt.
You and a business partner co-own a portfolio of rental properties and need to restructure ownership. Perhaps one partner wants to exit, or you are reorganizing into a new LLC structure. A portfolio loan can finance the buyout or ownership transfer in a single transaction, rather than refinancing each property individually with separate closings, appraisals, and legal fees.
You have identified a package of five, ten, or more properties being sold by another investor, an estate, or a fund. Rather than financing each property individually with separate applications, appraisals, and closings, a portfolio loan allows you to acquire the entire package under one mortgage. This simplifies the transaction for both buyer and seller and often accelerates the closing timeline.
One Loan, Multiple Properties — Consolidate 2 to 20+ properties under a single mortgage. Eligible property types include single-family homes, 2-4 unit buildings, condos, townhomes, and small multifamily. One monthly payment replaces the complexity of managing many.
DSCR-Based Qualification — No W-2s, no tax returns, no pay stubs, no DTI calculations. Qualification is based on the combined rental income across all properties in the portfolio relative to the total debt service. If the portfolio cash flows, you can qualify.
Release Clause — Sell or refinance individual properties out of the portfolio without triggering a full loan payoff. The release clause allows you to remove a property from the blanket mortgage by paying down a predetermined portion of the principal, keeping the remaining properties and loan intact.
Up to 80% LTV — Finance up to 80% of the combined portfolio value on purchase and rate-and-term refinance transactions. Cash-out refinances are available up to 75% LTV, allowing you to extract equity across your portfolio for new acquisitions or capital improvements.
30-Year Fixed and ARM Options — Choose from 30-year fixed-rate terms for payment stability, or 5/1 and 7/1 adjustable-rate mortgages that typically offer a lower initial rate. Interest-only payment options are available for investors who want to maximize cash flow during the initial term.
No Property Count Limits — There is no cap on the number of properties you can include in a portfolio loan. Whether you are consolidating 2 rentals or 50, the program scales with your portfolio.
LLC and Entity Ownership — Close in the name of your LLC, corporation, or trust. Portfolio loans are designed for investors who hold properties in business entities for asset protection and tax efficiency, which is the standard at this level of portfolio size.
Cross-Collateralization — The combined equity across all properties in the portfolio serves as collateral for the loan. This pooled approach can result in better pricing and higher overall leverage than financing each property independently, particularly when some properties have significantly more equity than others.
Streamlined Closing — Instead of five, ten, or twenty separate closings with individual applications, appraisals, title searches, and legal fees, a portfolio loan consolidates the process. You close once. The savings on closing costs, title insurance, and legal fees alone can be substantial.
| Scenario | Best Fit |
|---|---|
| 1-4 investment properties | Individual DSCR loans |
| 2+ properties, want one payment | Portfolio / blanket loan |
| Acquiring a package of properties | Portfolio / blanket loan |
| Selling one property without affecting others | Portfolio with release clause |
| Lowest possible rate on a single property | Individual DSCR loan |
| Consolidating existing mortgages into one | Portfolio / blanket loan |
| Buying out a partner across multiple properties | Portfolio / blanket loan |
For investors with fewer than five properties, individual DSCR loans typically offer the best rates and simplest structure. Once your portfolio crosses the five-property threshold, the administrative savings, closing cost reductions, and operational simplicity of a portfolio loan begin to outweigh the marginal rate advantages of individual financing.
Most portfolio loan programs require a minimum of two properties, though some lenders start at five. The sweet spot for this product is typically five to twenty properties, though larger portfolios are regularly financed as well and smaller portfolios of two to four properties are also eligible.
Yes. Portfolio loans through our lending network include a release clause that allows you to sell or refinance individual properties out of the blanket mortgage independently. When you sell a property, you pay down a predetermined portion of the loan principal (called the release price), and the remaining properties and loan balance stay intact. This gives you the flexibility to adjust your portfolio over time without unwinding the entire loan.
Not necessarily. Many portfolio loan programs accept properties across multiple states, which is ideal for investors with geographically diversified holdings. There may be a maximum number of states allowed per portfolio depending on the lender, so discuss your specific situation with our team during the application process.
Some portfolio loan programs allow modifications to add newly acquired properties to an existing blanket mortgage, while others require a new loan for additional properties. If the ability to expand your portfolio loan over time is important to your strategy, let us know during your initial consultation so we can match you with a program that supports future additions.
In practice, the terms are often used interchangeably. Both refer to a single mortgage covering multiple properties. Some lenders use "portfolio loan" to emphasize that the loan is held in their own portfolio rather than sold on the secondary market, while "blanket loan" emphasizes the single-mortgage-multiple-property structure. For your purposes as a borrower, they function the same way.
Qualification is based on the combined gross rental income across all properties in the portfolio. The total monthly rent is divided by the total monthly debt service (principal, interest, taxes, insurance, and association dues) to calculate the portfolio-level DSCR. A DSCR of 1.0x means the combined rent exactly covers the combined payment. Most programs require a minimum of 1.0x, with better rates and terms available at 1.25x or higher. Properties can be individually weaker as long as the portfolio as a whole meets the minimum DSCR threshold.
If a portfolio loan is not the right fit for your current situation, explore these related programs:
If you are managing multiple mortgages across multiple lenders and spending more time on loan administration than deal-making, a portfolio loan can change that. One loan. One payment. One point of contact. No income documentation, no property count caps, and a release clause that lets you adjust your holdings without restriction.
Get Pre-Qualified Now — Submit a short application and our team will evaluate your portfolio for consolidation. We will match you with the best portfolio loan program from our network of private lending partners. Start simplifying today.