DSCR FROM 5.45%BRIDGE FROM 8.25%TERM SHEETS IN 24HLENDING IN 42 STATES
Five doors or fifty. One note.
Blanket DSCR financing that underwrites the portfolio, not the property. One appraisal order, one closing table, one payment — with partial-release provisions so you can still sell a door without unwinding the loan.
PROGRAM TERMS
Portfolio size5 – 500 doors
Loan amounts$500K – $10M
Rates from5.95%
Max LTV75% purchase · 70% cash-out
Portfolio DSCR1.15 minimum, blended
Terms30-yr fixed · 5/7/10 ARM · I/O
VestingLLC or corp — required
RECENTLY FUNDED
$2.1MCHARLOTTE, NC
11 doors, one note
11 doors, one note
$1.4MMEMPHIS, TN
8 notes into 1 · 1.24 blended
8 notes into 1 · 1.24 blended
$3.05MTAMPA, FL
6 flips held · bridge retired
6 flips held · bridge retired
Ten loans is ten closings. One loan is one.
Every door financed separately is its own appraisal, its own title order, its own set of closing costs, and its own payment date to miss. A blanket note collapses all of it into a single file.
1
One closing, one cost stack
A single origination, one title policy, one set of legal. On ten doors, that difference is usually five figures.
2
Weak doors carried by strong ones
DSCR is measured across the portfolio. A vacancy or a soft unit doesn't kill the file the way it would on a single-asset loan.
No door limit
Agency lenders cap you at ten financed properties. Portfolio DSCR doesn't count — we look at the rent roll and the sponsor.
You can still sell a door
The objection to blanket loans is always the same: what if I want out of one property? Partial release is written into the note from day one, so selling a single door doesn't mean refinancing the portfolio.
Release price115% of the door's allocated balance
Doors per yearUp to 25% of the pool, no re-underwrite
DSCR test afterRemaining pool must hold 1.15
SubstitutionSwap a door in instead of paying down
HOW THE BLEND WORKS
6 doors · in-place rent$11,400/mo
Taxes + insurance$2,150/mo
Blanket payment @ 6.125%$7,180/mo
Portfolio DSCR1.22
Two of those six doors sit below 1.00 on their own. Blended, the file clears comfortably — that's the whole point of the structure.
Who this is built for
SFR · 2–4 UNIT · TOWNHOME · CONDO · MIXED POOLS OK
CONSOLIDATION
Eight separate rental notes at eight different rates and maturities. Roll them into one, lower the blended cost, and stop tracking eight payment dates.
PORTFOLIO CASH-OUT
Equity spread across a dozen doors, none of it working. One cash-out to 70% pulls it into the next acquisition without selling anything.
BULK ACQUISITION
Buying a package off another investor or an institution. One term sheet covers the whole tape instead of a loan file per address.
POST-BRRRR ROLLUP
Six flips you decided to hold, all sitting on bridge debt. One blanket takeout retires the short-term paper in a single closing. See the path →
What a portfolio file needs
More doors doesn't mean more paperwork per door. The rent roll does most of the work; we appraise on a schedule rather than one order at a time.
Rent roll — every door. Address, unit count, in-place rent, lease end, occupancy.
Trailing 12 on the pool. Taxes, insurance, HOA, and any management fee.
Entity docs, once. Articles, operating agreement, EIN — for the holding LLC, not per property.
Blanket insurance. One policy across the schedule beats a stack of individual binders.
1–10 UNIT OR PORTFOLIO?
Financing a single rental, or up to ten units on one address? That's our standard DSCR program — lighter file, faster close, slightly better pricing.
1–10 unit DSCRFrom 5.45% · to 80% LTV
Portfolio DSCRFrom 5.95% · to 75% LTV
5+ unit multifamilyCommercial DSCR
RECENTLY FUNDED
What closing here actually looks like
$140M+
Funded
42
States
68%
Repeat borrowers
CLOSED · DSCR PORTFOLIO · CHARLOTTE, NC
$2.1M
11 doors, one note
CLOSED · CONSOLIDATION · MEMPHIS, TN
$1.4M
8 notes into 1 · 1.24 blended
CLOSED · POST-BRRRR ROLLUP · TAMPA, FL
$3.05M
6 flips held · bridge retired
“Eight loans, eight payment dates, eight sets of costs. Now it is one note and I got a partial release when I sold a door.”
Portfolio investor · 11 doors · Charlotte, NC
PHOTOS: PEXELS · BINYAMIN MELLISH (PEXELS) · PEXELS
Questions we get on portfolio loans
ANSWERED BEFORE YOU HAVE TO ASKWhat is the minimum number of doors?
Five. Below that a single-asset DSCR loan is usually cheaper and closes faster — we will tell you if that is the better structure for your file.
Can I sell one property without refinancing everything?
Yes. Partial release is written into the note from day one: pay 115% of that door’s allocated balance, the remaining pool holds 1.15 DSCR, and the loan continues. Up to a quarter of the pool per year with no re-underwrite.
Do all the properties need to be in one entity?
One borrowing entity, yes — that is what the blanket note attaches to. The properties themselves can sit across multiple states and property types within the eligible list.
How is DSCR calculated across a portfolio?
Blended. Total rent across every door against total debt service. Two weak doors carried by four strong ones is a normal, financeable file — that is the whole point of the structure.
Can I add properties to the loan later?
Substitution is allowed — swap a door in rather than paying down when you sell. Adding new collateral to an existing note is handled as a second tranche, priced at the time.
What if one property is vacant at closing?
It gets underwritten at market rent like any other. As long as the blended DSCR clears 1.15, a vacancy or two does not stop the file.
Something not covered here is usually a five-minute call, not a rejection. The full boxes are on the guidelines page.
Send the rent roll. We'll send the terms.
Every door on one spreadsheet is enough to price it — written terms within 24 hours.
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