Finance your entire portfolio under one loan
Stop managing a dozen separate mortgages with different lenders, rates, and due dates. A portfolio loan consolidates 5 to 20 or more rental properties into a single blanket mortgage with one closing, one monthly payment, and DSCR-based qualification -- no tax returns required.
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How portfolio loans work
A portfolio loan is a blanket mortgage that uses multiple properties as collateral under a single note and deed of trust. Here are the key concepts to understand.
Blanket mortgage structure
Instead of originating a separate loan for each property, a blanket mortgage wraps all properties into one loan. You make a single monthly payment based on the combined debt service of the entire portfolio. This dramatically simplifies your accounting and reduces the total number of active loans on your credit profile.
Cross-collateralization
All properties in the portfolio serve as collateral for the loan. This means the lender has a lien on every property in the pool. The upside is that stronger-performing properties can offset weaker ones, making it easier to qualify for higher overall leverage than you might get on each property individually.
Release clauses
A release clause allows you to sell or refinance an individual property out of the portfolio without paying off the entire blanket loan. Typically, you must pay down a predetermined percentage of the allocated loan balance (often 110-125% of the pro-rata share) to release the property from the collateral pool.
Portfolio vs individual DSCR loans
Both use rental income to qualify, but the structure is very different. Here is how they compare.
| Feature | Portfolio loan | Individual DSCR |
|---|---|---|
| Number of closings | One closing for all properties | One closing per property |
| Closing costs | Paid once across the portfolio | Paid separately for each loan |
| Management | One payment, one lender | Multiple payments, potentially multiple lenders |
| Flexibility | Release clause to sell individual properties | Full flexibility -- each loan is independent |
| Best for | Investors with 5+ stabilized rentals | Investors buying one property at a time |
Who uses portfolio loans
The scaling investor
5-10 propertiesYou have been acquiring properties one at a time and now have five to ten rentals with separate loans from different lenders. A portfolio loan consolidates everything into one payment, reduces your total closing costs on future acquisitions, and frees up conventional loan slots for your next deal.
The established landlord
10-20+ propertiesYou have built a substantial rental portfolio over the years and managing a dozen different mortgages has become an administrative burden. Consolidating into a single portfolio loan simplifies your operations, potentially lowers your blended rate, and gives you one point of contact for servicing.
The fund or syndication
Institutional scaleYou are operating a real estate fund or syndication and need to finance a pool of properties under a single entity. A portfolio loan provides the structure, scale, and reporting that institutional investors and their LPs expect, with loan amounts well above $10 million.
Frequently asked questions
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