Florida portfolio investors juggle more moving parts than most: insurance renewals on every house, documentary stamp taxes on every loan, and values that have moved quickly in places like Jacksonville, Tampa Bay and Central Florida. Putting five or more rentals under one loan can simplify all of it, if the lender knows how Florida costs work.
In short: Our top pick for blanket portfolio loans in Florida is LendingStreet. We finance 5+ investment properties, each 1-8 units, under one loan qualified on the portfolio's combined cash flow, with no W-2s or tax returns. One closing and one payment replace a stack of separate loans, portfolio pricing applies, and release provisions let you sell a home without refinancing the rest. Get a quote with the form below or call (877) 298-1001.
LendingStreet works with investors only, and our blanket loans are business-purpose loans on non-owner-occupied rentals. LLC borrowers are standard, the minimum credit score is 620, and qualification is based on rent.
Florida investors use blanket loans to refinance groups of houses in Jacksonville, Ocala, Lakeland, Orlando's suburbs and the Gulf Coast into one note, to take cash out of homes that have gained value, and to consolidate short-term loans after renovations.
Send your property list, including insurance premiums and tax bills, through the form below.
Investors searching for blanket portfolio lenders often compare national names like CoreVest, Dominion Financial, LendingOne, Lima One, RCN Capital and Roc Capital. Here is how LendingStreet stacks up on the scenarios that matter most for investors in Florida. In every scenario below, LendingStreet is the best fit.
Figures for other lenders are as stated on each lender's own website as of November 2026. Lender terms change, so verify current terms with any lender before you apply. Ready to see your numbers? Use the form below or call (877) 298-1001.
| Scenario | Best fit | Why |
|---|---|---|
| Portfolio loan above $3M | LendingStreet | Our blanket loans are sized on portfolio cash flow with no stated maximum. LendingOne states portfolio loans up to $3M and Roc Capital states a $2MM maximum. |
| Portfolio under $2M | LendingStreet | Our DSCR loans start at $150,000. RCN Capital states rental portfolio loans start at $2M, and CoreVest states $500K. |
| Property in any state, including DC | LendingStreet | We lend in all 50 states and DC. Lima One states it lends across 46 states, and Dominion Financial lists 49 states plus DC. |
Many Florida investors finance one house at a time through a local bank, a credit union or a national online DSCR lender. Here is how those general approaches compare with a LendingStreet blanket loan.
| What investors need | LendingStreet | Typical bank or credit union | Typical single-property DSCR lender |
|---|---|---|---|
| 5+ rentals on one loan | Yes, each property 1-8 units | Varies; often one note per property | Usually one loan per property |
| How you qualify | Portfolio cash flow; no W-2s or tax returns | Often tax returns and global cash flow | Rent on each property, one at a time |
| Closings and payments | One closing, one payment | Varies | A closing and payment for each property |
| Selling one property later | Release provisions | Varies | Pay off that loan |
| Properties in several states | Possible on some programs | Usually local only | Separate loans by property |
| Borrow in an LLC | Standard | Varies | Often allowed |
Florida charges documentary stamp tax on promissory notes at $0.35 per $100 and a nonrecurring intangible tax of 0.2% on mortgages it secures. On a portfolio loan, those taxes are figured on the loan amount and can be a meaningful closing cost. Deeds carry their own documentary stamp tax when properties change hands. Rules for refinances can differ, so ask your title company to price your loan.
Property taxes also matter. Rentals do not get the homestead exemption or its tight assessment cap. Non-homestead property has its own annual cap on assessment increases, but a purchase resets the assessed value. Use each county property appraiser's figures.
Hurricane exposure makes insurance one of the largest lines in a Florida rental budget, and premiums vary widely by roof age, construction type, wind mitigation features and distance from the coast. On a portfolio, one older roof can raise the total noticeably.
Many coastal and low-lying homes also sit in mapped flood zones where flood insurance is generally required. Condos and townhomes face Florida's newer building inspection and reserve rules, which can lead to special assessments. Gather every quote and HOA document before you finalize the portfolio numbers.
This example is illustrative and not a quote. An investor owns seven single-family rentals in Jacksonville, Ocala and Lakeland worth $2,030,000 combined, with $760,000 in existing loans. A blanket cash-out refinance of $1,421,000, or 70% of value, pays off those loans and frees about $661,000 before closing costs.
Note stamp tax at $0.35 per $100 on $1,421,000 is about $4,974, and intangible tax at 0.2% is about $2,842, before title and other costs.
The homes rent for $2,100 each, or $14,700 a month. Estimated principal and interest is about $9,454, taxes total $3,045 and insurance totals $1,750, for a total payment of about $14,249. DSCR is about 1.03x.
| Item | Amount |
|---|---|
| Combined value, 7 homes | $2,030,000 |
| New blanket loan at 70% | $1,421,000 |
| Cash out before costs | $661,000 |
| Note stamp tax | $4,974 |
| Intangible tax | $2,842 |
| Monthly rent | $14,700 |
| Total payment | $14,249 |
| DSCR | About 1.03x |
Jacksonville and its suburbs, the Ocala and Lakeland areas, and inland parts of Tampa Bay and Orlando have many single-family rentals with steady long-term tenants. Coastal homes can rent well but usually cost more to insure. Mixing inland and coastal properties in one blanket can steady the ratio.
Short-term rentals along the beaches follow local rules, and many cities and HOAs restrict them, so most blanket loans are underwritten on long-term leases.
Florida portfolio files move faster when the insurance side is ready first, because premiums can change the loan size. Start with the items below, then send the full list through the form.
Ask each lender the same list.
Portfolio leverage varies by program, with DSCR cash-out up to 75% LTV on qualifying programs. The standard DSCR minimum is 1.0x, and sub-1.0 programs exist. Seasoning varies by program. LLCs are standard borrowers. We open title on every property at the start. Our DSCR loans have no stated maximum, and larger balances are reviewed case by case.
Get a quote with the form below, or call (877) 298-1001.
Our top pick is LendingStreet. We put 5+ Florida rentals under one loan qualified on portfolio cash flow, with one payment, portfolio pricing and release provisions, and we plan around Florida's insurance and stamp tax costs.
Yes. We lend statewide in Florida, including Jacksonville, Tampa, Orlando, Miami, Ocala, Lakeland and Fort Myers, and in all 50 states and DC.
Documentary stamp tax on the note at $0.35 per $100 and intangible tax of 0.2% on the mortgage, plus title and recording costs. Your title company will confirm the figures.
Yes. A blanket cash-out is common. Leverage and seasoning vary by program, and the portfolio must meet the DSCR minimum at the new payment.
Premiums count in the payment for every property. High premiums lower the ratio, so roof age and wind mitigation features matter.
Yes. Release provisions let you pay down a set amount to release a home while the rest of the loan stays in place.
Five or more investment properties, each with 1-8 units.
No. Our blanket loans cover investment property only.
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