Investor
Portfolio blanket loans loans
Stop managing thirty servicers. Start managing one.
What a Portfolio blanket loans loan actually is
A blanket loan finances multiple rental properties under a single note, secured by all of them. Five properties becomes one payment, one escrow arrangement, one renewal date and one point of contact. For a landlord holding twenty Philadelphia row homes across four different servicers, the administrative relief alone is worth the conversation.
Qualification is portfolio-level. We calculate a blended DSCR across all properties rather than testing each one individually, which means a strong performer can carry a vacant unit or a property mid-turn. Individual release clauses let you sell one property out of the pool by paying a defined release price, so the structure does not trap you.
Best suited to
- Landlords holding five or more financed rental properties
- Investors consolidating a patchwork of short-term and private loans
- Portfolios where one or two properties are mid-turn and would fail individual testing
- Owners who want a single fixed obligation rather than a rolling renewal calendar
What comes with the loan
- Blended DSCR modeling across the whole portfolio, including vacancy and turn assumptions
- One appraisal order, one title order, one closing for the entire pool
- Individual release clause on every property so you can sell one without unwinding the loan
- Interest-only option for the first ten years to improve blended coverage
- Consolidation analysis against keeping the loans separate, including the true cost of each
- Entity closing with a single member guaranty rather than one per property
How a file moves
- 01
Portfolio review
Rent roll, current debt, taxes, insurance and condition for every property. We model blended DSCR before anything else.
- 02
Structure
Which properties belong in the pool and which are better left alone. Not every property improves a blanket.
- 03
Valuation
All properties appraised together, usually with drive-by or hybrid reports where the guidelines allow.
- 04
Underwriting
One file, one underwriter, one condition list. Median application to clear-to-close is 32 business days (sample figure).
- 05
Closing and after
One closing, one payment. Sell a property later by paying its release price at 115% of the allocated loan amount.
Why borrowers choose it
One payment, one renewal
Five to forty properties collapse into a single note with a single servicer.
Blended coverage
A strong property carries a weak one. Individual DSCR testing disappears.
Sell without unwinding
Individual release clauses let you exit one property at a defined price.
One set of closing costs
One title order and one closing rather than five, which on a five-property pool saves real money.
What to watch out for
- All properties are cross-collateralised. A serious problem at one affects the whole pool.
- Release prices are set at 115% of allocated loan amount, so selling one property pays down more than its share.
- Prepayment penalties apply on most structures. Confirm your holding period before you sign.
Portfolio blanket loans questions we get asked
Still unclear? Call (215) 555-0145 and ask for the investor desk.
All questionsAt portfolio level. We total gross rents across all properties and divide by the combined PITIA to produce a blended DSCR, which must be 1.20 or better. Individual properties are not tested separately, which is the point: a vacant unit mid-turn does not sink the file.
Yes, through the individual release clause. You pay the release price, which is 115% of that property's allocated loan amount, and it is released from the blanket lien. The remaining properties continue under the same note.
Because the properties are cross-collateralised, a material default affects the whole loan. That is the genuine trade-off for blended qualification, and it is why we are selective about which properties belong in a pool in the first place.
Usually on costs, sometimes on rate. One title order and one closing instead of five saves several thousand dollars. The rate is typically comparable to individual DSCR pricing. The real gain is administrative: one payment, one renewal, one conversation.
Programs worth comparing
DSCR rental loans
Qualified on rent divided by PITIA, no personal DTI
Bridge loans
12-month interest only, buy before your current home sells
Jumbo
Above $832,750, to $3,000,000, 10% down from 700 FICO
Find out if Portfolio blanket loans fits
Fifteen minutes, a soft credit pull, and a straight answer about which program actually suits your file.
No application fee. Soft credit pull at pre-qualification. Flat $1,095 origination at closing.