Portfolio
Blanket loans for rental portfolios
One 30-year loan for two to ten rentals: a single closing and a single payment, qualified on rental income rather than your personal income.
- 2 to 10 rentals, one payment
- Qualify on rent, no tax returns
- Up to 80% LTV, 30-year terms
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Rental portfolio loan terms
- Properties
- 2–10 in one blanket loan
- Loan amount
- Up to $2M from $50K per property
- Purchase or rate-and-term
- Up to 80% LTV
- Cash-out refinance
- Up to 75% LTV
- DSCR minimum
- 1.05 monthly gross rent ÷ monthly payment
- Term
- 30 years fixed, ARM or interest-only
- Income documents
- None
- Credit score
- From 660 700+ for 80% LTV
Program maximums for leased 1–4 unit rentals held in an LLC or corporation. Not a commitment to lend. Program guidelines current as of November 2026.
What is a blanket loan?
A blanket loan (rental portfolio loan) is a single long-term loan secured by several rentals, between two and ten here. Instead of separate mortgages you get one closing and one payment, and approval is based on the portfolio’s rent, not your personal income.
Sell one property later and it’s released when you pay 120% of the loan amount allocated to it.
How a portfolio loan is qualified
DSCR = the portfolio’s gross monthly rent ÷ its monthly principal, interest, taxes, insurance and HOA. It must be at least 1.05.
| Example: five rentals | Monthly |
|---|---|
| Gross rent (lower of leases and market rent) | $12,000 |
| Principal, interest, taxes, insurance and HOA | $10,500 |
| DSCR = $12,000 ÷ $10,500 | 1.14, above the 1.05 minimum |
Maximum loan-to-value by credit score
If a quarter or more of the properties are valued under $100,000, the maximum is 70% LTV.
| Credit score | Purchase | Rate-and-term refinance | Cash-out refinance |
|---|---|---|---|
| 700 and above | 80% | 80% | 75% |
| 680–699 | 75% | 75% | 70% |
| 660–679 | 65% | 65% | 60% |
What you’ll need
- Your LLC or corporation borrows; every owner with 20% or more signs a guarantee
- A rent roll and current leases for each property, with at least 90% of units leased
- Two back-to-back bank statements covering closing costs and reserves
- Entity documents: articles, EIN letter, operating agreement, certificate of good standing
Send me the rent roll first
Tell me the addresses, rents, approximate values and the balance on each property. I’ll calculate the DSCR and tell you what the portfolio can support.
State rules for portfolio loans
- Available in the states we serve, except Lee, Charlotte, Sarasota and Collier counties in Florida and Baltimore City.
- Prepayment penalties aren’t allowed in Alaska, Maryland, New Mexico and Washington, DC; Rhode Island limits them to 1% in the first year.
- Ohio limits prepayment penalties on smaller loans secured by 1–2 unit homes.
- No experience is required in any state; leverage depends on credit.
- Rentals in California? You can also meet us in Burbank: rental portfolio loans in California at West Coast Capital Mortgage.
Questions about portfolio loans
Can I mix property types in one loan?
Yes. You can mix single-family homes, 2–4 unit buildings, townhomes, PUDs and condos.
Can I sell one property later?
Yes. Pay down 120% of that property’s allocated loan amount and it’s released.
Is there a prepayment penalty?
Your choice: a five, four, three or one-year penalty, or none.
Do the rentals need to be leased?
Yes. At least 90% of the units, on 12- to 36-month leases.
What reserves do I need?
Closing costs plus three months of payments on a purchase, or six months on a refinance.
Can foreign nationals get a portfolio loan?
Yes, up to 65% LTV.
What if I own just one rental?
Then a single-property DSCR loan fits better; portfolio loans need at least two properties.
Do I need an LLC or corporation?
Yes. Your LLC or corporation is the borrower, and you can form the entity before closing.
Which states do you lend in?
Many states. California, Florida and Texas are our main markets; for a property anywhere else, check availability: tell us the state and the loan you need, and we’ll confirm what’s available.
Other loan programs
Want one loan for all your rentals?
Share the addresses, rents, values and payoffs to hear the DSCR and how much the portfolio supports.