Portfolio Loans
Portfolio Loans — One Loan for Your Rental Portfolio
Consolidate Your Rentals. One Payment. One Closing. One Rate.
Consolidate five or more rental properties into a single loan. One closing. One payment. One set of conditions. Designed for investors who have hit the conventional ten-property cap and are tired of stitching together a dozen separate loans, a dozen escrow accounts, and a dozen payment dates. Lower rates than financing each property individually. Lower fees. Higher leverage.
Funded for Real Estate Investors
Consolidate Into One Loan
Than Property-by-Property Financing
Refinance Available
Portfolio
What is a
Portfolio Loan?
A portfolio loan — sometimes called a blanket mortgage — is a single loan that finances multiple rental properties at once. Instead of holding ten separate notes against ten separate properties, you hold one note collateralized by all ten. The economics flow as a portfolio: total rents service total debt, with a single DSCR ratio measured across the entire collateral pool.
For investors scaling past the first handful of rentals, the operational simplicity alone is transformative. But the real advantage is structural: portfolio loans typically price 50–100 basis points below property-by-property DSCR loans, charge a single set of closing costs instead of ten, and let the borrower release individual properties from the loan as they sell — without refinancing the whole package.
🏘️ Portfolio Loans Are Non-QM Loans
Every portfolio loan we originate is a business-purpose Non-QM loan on non-owner-occupied investment property. That means no tax returns, no W-2s, no debt-to-income analysis — ever. If you have been searching for a Non-QM lender to consolidate your rental portfolio, you are in the right place.
See all of our Non-QM loan programs →Who Portfolio Loans Are Built For
Portfolio loans fit a specific kind of investor. If any of these describe you, this is your product:
- Mid-size landlords with 5–25 single-family rentals or small multifamily who have outgrown property-by-property financing
- Investors hitting the conventional 10-property cap and unable to add more conforming loans
- Investors consolidating high-rate hard money or bridge debt into long-term, lower-rate financing
- Cash-out refinancers tapping equity across the entire portfolio to fund the next acquisition cycle
- BRRRR-stack investors stabilizing 5–10 properties and refinancing them all into a single facility
Portfolio Loan Terms
| Loan Term | Detail |
|---|---|
| Loan Amounts | $500,000 to $25,000,000+ |
| Minimum Properties | 5 properties (1–4 unit residential or small multifamily) |
| Maximum LTV | Up to 75% on purchase, 70% on cash-out refinance |
| Minimum Portfolio DSCR | 1.10–1.25 depending on program |
| Loan Term | 30-year fixed, 5/6 ARM, 7/6 ARM, 10-year interest-only |
| Rates | Typically 50–100 bps below property-by-property DSCR pricing |
| Property Types | 1–4 unit residential, condos, townhomes, small multifamily 5–20 |
| Vesting | LLC, LP, corporation |
| Income Documentation | None — qualification is portfolio cash-flow based |
| Release Provisions | Individual properties releasable on sale at predetermined release prices |
| Pre-Payment Penalty | Step-down structures standard |
| Time to Close | 30–45 days depending on portfolio size and complexity |
Portfolio Loan Frequently Asked Questions
How many properties do I need to qualify for a portfolio loan?
Our portfolio program starts at 5 properties. Smaller portfolios of 2–4 properties are best financed property-by-property with DSCR loans.
Can I sell an individual property without refinancing the whole portfolio?
Yes. Each property has a release price built into the loan documents — when you sell a property, you pay off the release amount and the property comes out of the collateral pool while the rest of the loan continues.
Do all properties need to be in the same state?
No. We routinely finance multi-state portfolios. Some pricing benefits exist for geographically concentrated portfolios, but national portfolios are eligible.
Can I cash-out refinance an existing free-and-clear portfolio?
Yes. Cash-out refinances on free-and-clear or low-leverage portfolios are a primary use case, typically up to 70% LTV.
Do all properties need to be stabilized and rented?
"Stabilized portfolios price best. Properties under renovation or temporarily vacant can be included with a vacancy carve-out — we underwrite each portfolio individually."
What is the minimum portfolio DSCR you require?
Most programs require a portfolio-wide DSCR of 1.10–1.25 depending on leverage and property type.
Can I add properties to the portfolio later?
Yes, on most programs. We have rolling-add features that let qualified investors add stabilized properties to an existing portfolio loan without a full refinance.
How the Portfolio Loan Process Works
Step 1 — Portfolio Submission
Submit the rent roll, current debt schedule, and property addresses. We need the basic operating data for each property — gross rent, taxes, insurance, HOA — but not personal income documentation.
Step 2 — Portfolio Underwriting and Term Sheet
Our team analyzes the portfolio's combined DSCR, geographic concentration, and stabilization status. Term sheet typically returns within 3–5 business days.
Step 3 — Valuations and Title
We order appraisals or BPOs depending on portfolio size and program. Title is run on each property in parallel. This step is the longest in the timeline.
Step 4 — Close and Fund
All properties close simultaneously in a single closing event. Existing loans are paid off, the portfolio loan funds, and your monthly payment schedule consolidates to a single date.
Related Loan Programs
DSCR Loans
For property-by-property financing on smaller portfolios. The workhorse loan for buy-and-hold investors who haven't yet hit the 5-property minimum for consolidation.
Explore DSCR Loans
Bridge Loans
For the acquisition or stabilization phase before consolidating into a portfolio loan. Buy, rehab, rent, then roll everything into a single facility.
Explore Bridge Loans
Commercial Real Estate Loans
For portfolios that include 5+ unit multifamily or commercial property. Acquisition, refinance, and value-add financing up to $25,000,000+.
Explore Commercial Real Estate Loans
Ready to Consolidate Your Rental Portfolio?
Get a portfolio term sheet in five business days. Lower rate, one payment, one closing. Built for investors scaling past the conventional cap.