A rental portfolio loan (also called a blanket loan) finances multiple rental properties under a single mortgage, promissory note, and monthly payment. Portfolio loans typically fund 5 to 1,000+ properties in one transaction, with individual property releases available so you can sell a single asset without refinancing the whole portfolio.
Standard portfolio terms: $500k to $100M+ loan size, 65-75% LTV blended across the portfolio, 5, 7, or 10-year fixed rate with 30-year amortization (balloon at term), DSCR qualifying at the portfolio level (usually 1.15-1.25), and closing in a single LLC that owns each property (or a parent entity that owns individual property LLCs).
Portfolio loans simplify reporting, consolidate payments, and often price 0.25-0.50% lower than the equivalent stack of individual DSCR loans. They also unlock institutional-scale capital for investors moving past 10-15 properties who want cleaner accounting and a stronger relationship with a single lender. Downsides: prepayment penalties are longer (5-10 years, often yield-maintenance), and one-off refinances of individual assets require a release calculation.
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