DSCR portfolio
Portfolio loans for rental investors.
Put several rentals under one loan, one closing, and one payment. Every property is underwritten on its own verified numbers, never off blended totals.
How it works
One closing instead of five.
A portfolio loan, sometimes called a blanket loan, covers a group of rental properties with a single mortgage. Instead of five appraisal fees, five title files, and five closings, you get one loan. Bundling saves real money on fees, often thousands of dollars per property.
Each property still gets underwritten individually: its own rent, its own taxes, insurance, and HOA. Each unit counts at its lease rent, or at market rent if it is vacant. Lenders reject rents you hope to get and averaged numbers, so we build the schedule property by property with verified figures before anything is submitted.
There's no cap on portfolio size. Larger portfolios get packaged into multiple portfolio loans, each sized to price well, so you can finance the whole book without one oversized loan dragging down the terms.
We also check the values. Before a portfolio goes to a lender, we compare what you think each property is worth against county records and recent sales, so an appraisal doesn't come back and blow up the deal.
Typical terms
What a portfolio loan usually looks like.
- Properties
- Typically 5 or moreSingle-family and small multifamily rentals.
- Leverage
- Up to 75% of valueSame DSCR framework, applied per property.
- Coverage ratio
- Above 1.0Calculated property by property, never blended.
- Credit
- Starts around 640 to 660Varies by lender. Stronger scores buy better pricing.
- Income docs
- NoneNo W-2s or tax returns.
- Size
- No capLarger portfolios are packaged into multiple portfolio loans.
- Term
- 30-year fixedPrepayment options vary by lender.
- Timeline
- About 45 daysA complete, clean schedule is what keeps it on time.
These are typical ranges across the lenders we place with, not a quote. Your actual rate, leverage, and terms depend on the property, your credit and experience, and the lender.
Is it the right loan
Who this fits, and who it doesn't.
Investors with a real book of rentals.
- Five or more finished rentals, rented or ready to rent
- Investors consolidating several small loans into one
- Owners pulling equity out of a whole group at once
- Portfolios held in one entity, or ready to be
Portfolios that aren't ready yet.
- Properties still mid-renovation
- Rents you hope to get, above what the lease or the market supports
- Valuations that haven't been checked against the county
- Two or three properties. Individual DSCR loans may price better.
What we need
The schedule is the whole file.
- A property-by-property schedule with each address and parcel number
- Property type, unit count, and occupancy for each
- Current rent for each unit, from the lease or market rent if vacant
- Annual taxes, HOA, and hazard and flood insurance premiums for each
- Current loan balances and payoff letters
- Leases for every occupied unit
- Entity documents and operating agreement
- Photo ID and two months of bank statements
Send the list
Addresses, rents, and what you owe. We send our property schedule template so nothing gets blended.
We verify and size it
We check values and rents against the county and the market, then size it as one loan or two.
Close in about 45 days
One appraisal process, one title process, one closing table.
Questions
Portfolio questions.
What is a portfolio loan?
How many properties do I need?
Can one property with low rent sink the whole loan?
Can vacant units go in a portfolio loan?
How long does a portfolio loan take?
Other loan types
Not quite the right fit?
Ready to consolidate the portfolio?
Two minutes to tell us what you're working on. No application fee, no credit pull to get a conversation started.