Blanket mortgages that cross-collateralize 5–50 rental properties under a single note. One payment. One DSCR test across the portfolio. Up to 75% LTV. Designed for investors scaling beyond individual single-property financing.
A portfolio (or "blanket") loan consolidates multiple investment properties under a single mortgage, cross-collateralized so the lender's recovery position spans the full set. For investors with 5+ rental properties, this structure unlocks three meaningful advantages over single-property financing: administrative consolidation (one statement, one payment), blended DSCR (strong properties offset weaker ones), and portfolio-level pricing (lenders price scale at lower per-property cost than a stack of individual DSCR loans).
| Loan amounts | $500K – $25M |
| Property count | 5 minimum, 50 maximum (typical 10–25) |
| Property types | 1–4 unit SFR, condo, townhome, mixed |
| Max LTV | 75% on cash-out, 80% on rate/term refi |
| Min portfolio DSCR | 1.10 standard, 1.20 for best pricing |
| Min FICO | 680 standard |
| Term | 5/6 ARM, 7/6 ARM, or 30-year fixed |
| Partial release | Available — sell individual properties without unwinding the loan |
| Vesting | LLC, LP, or trust (single entity across portfolio) |
Portfolio loans cost more in rate than the best individual DSCR pricing (typically +0.25–0.50%) and lock you into a single structure across all properties. The simplification is real but it also means: any single property going vacant affects the blended DSCR, partial releases require coordination at sale time, and unwinding the whole loan is more complex than paying off one DSCR loan. The right structure depends on whether you value scale economics (portfolio) or per-property flexibility (individual DSCRs).
A portfolio loan (also called a blanket loan) is a single mortgage that covers multiple rental properties, cross-collateralized under one note. One loan, one monthly payment, one DSCR test applied across the entire portfolio. Common uses: consolidating 5–25 single-family rentals onto a single payment, acquiring multiple properties simultaneously with shared underwriting, or refinancing a rental portfolio onto better long-term terms.
Typically 5 to 50 properties under one note. Below 5 properties most investors are better served with individual DSCR loans (cleaner exits, easier individual sales). Above 50, programs get into commercial-grade structuring with different underwriting. The sweet spot is 5–25 rentals where consolidation reduces overhead and unlocks portfolio-level pricing.
Portfolio DSCR aggregates the rents and PITIA across all properties in the loan. Some weak properties can be offset by strong ones — a 1.3 DSCR property carries a 0.95 DSCR property if the blended ratio meets the program minimum (typically 1.10–1.20). This is one of the most useful features of portfolio loans for investors with mixed-quality holdings.
Most blanket loans include partial-release clauses that let you sell one property out of the portfolio without unwinding the entire loan, subject to the remaining portfolio still meeting DSCR and LTV minimums. Release pricing varies — typically 100–115% of the released property's allocated loan balance must be paid down at sale.
Primarily yes — portfolio underwriting assumes occupied, rent-producing properties. Properties in rehab or vacant at closing are usually excluded or required to season into the portfolio after stabilization. A separate <a href="/loans/bridge/" class="text-sage-700 underline hover:text-sage-800">bridge loan</a> typically handles the rehab/lease-up window before properties get rolled into the portfolio at refi.
Send us the property list — addresses, rents, current mortgages — and we'll model a blanket loan structure. We compare consolidation vs. individual DSCRs and tell you which fits the portfolio better.