New Jersey rental investors deal with some of the highest property tax bills in the country, dense two- to four-family housing and town-by-town rental rules. When you own five or more, a blanket portfolio loan can make the financing side simpler.
In short: Our top pick for a blanket portfolio loan in New Jersey is LendingStreet. We put 5+ investment properties, each with 1 to 8 units, under one loan qualified on the portfolio's combined cash flow, with no W-2s or tax returns. LLC borrowers are standard, 30-year terms are available, and release provisions let you sell a property without refinancing the rest. In New Jersey, where taxes are heavy and rules vary town by town, qualifying the whole portfolio on combined cash flow helps strong buildings carry the full package. Get a quote with the form below or call (877) 298-1001.
For New Jersey investors with five or more rentals, LendingStreet is built for the job. One blanket loan covers 5+ investment properties of 1 to 8 units each, and we qualify the package on the portfolio's combined cash flow, not on W-2s or tax returns.
It fits the North Jersey investor with two- and three-families in Newark, Elizabeth, Paterson or Jersey City, the Central Jersey owner around Trenton and New Brunswick, and the South Jersey investor with rentals in Camden and Gloucester counties.
The next step is simple: tell us about the portfolio with the form below, or call (877) 298-1001, and our team will size the loan on your real rents, taxes and insurance.
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 New Jersey. 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. |
Most New Jersey investors weigh a few kinds of lenders when they consolidate rentals. Here is how LendingStreet compares with the typical bank or credit union and the typical hard money lender, described in general terms.
Banks suit borrowers with simple tax returns, and hard money suits short-term projects. For a stabilized portfolio you plan to hold, a long-term loan qualified on rent usually fits better.
| What investors need | LendingStreet | Typical bank or credit union | Typical hard money lender |
|---|---|---|---|
| Five or more rentals on one loan | Yes, 5+ properties of 1-8 units each | Varies; often one loan per property | Usually separate short-term loans |
| How you qualify | Portfolio cash flow; no W-2s or tax returns | Often tax returns and personal income | Mostly property value and exit plan |
| Loan term | 30-year terms available | Varies; often shorter terms | Usually short-term only |
| Borrowing in an LLC | Standard | Varies by bank | Common |
| Selling one property | Release provisions | Varies | Each loan paid off separately |
| Where they lend | All 50 states and DC | Usually a local or regional footprint | Often local or regional |
North Jersey's older two-, three- and four-family homes in Essex, Union, Hudson and Passaic counties are the backbone of many portfolios, with commuter tenants who work in the region and New York City. Prices are high, so a five-building portfolio can reach a large balance.
Central Jersey (Trenton, New Brunswick, Perth Amboy) and South Jersey (Camden, Vineland, the Gloucester County suburbs) offer lower prices. Shore towns add seasonal demand and flood zone questions.
New Jersey charges a realty transfer fee on deeds, mostly paid by the seller, plus an additional fee on higher-priced sales, and those rules changed in 2025. Confirm the current amounts with your attorney. Contracts usually have an attorney review period before they become binding.
Property taxes are among the highest in the country, and they vary widely by municipality, so pull each property's actual bill. Shore and riverfront homes may need flood insurance, which can be a large monthly cost.
Many New Jersey municipalities, including Newark and Jersey City, have rent control ordinances that limit increases on covered units. State law also requires lead-safe inspections of most pre-1978 rentals, typically at tenant turnover, and many towns require a certificate of occupancy or inspection when a new tenant moves in.
For a blanket loan, the rent used is what the units can legally collect. Confirm each town's rules before you apply, and have inspection and certificate records ready.
This example is illustrative and not a quote. An investor owns three two-families valued around $560,000 each and two three-families valued around $690,000 each in Essex and Union counties, 12 units in all. Together the properties are valued at $3,060,000, carry about $1,520,000 in existing loans and collect $24,300 a month in rent. Taxes run about $5,350 a month and insurance about $1,450.
At 65% loan-to-value, the blanket loan is $1,989,000. Estimated principal and interest on a 30-year term is about $13,907, so the total monthly payment is about $20,707 and the portfolio DSCR is about 1.17x. After the existing loans are paid off, about $469,000 comes out before closing costs.
At 70%, the loan is $2,142,000, estimated principal and interest is about $14,977, the total payment is about $21,777 and DSCR is about 1.12x, with about $622,000 out before closing costs. Max LTV on a portfolio varies by program. New Jersey property taxes take a big bite here, so the example stays below the program maximum to keep the ratio comfortable.
| Item | 65% LTV | 70% LTV |
|---|---|---|
| Portfolio value | $3,060,000 | $3,060,000 |
| Blanket loan amount | $1,989,000 | $2,142,000 |
| Existing loans paid off | $1,520,000 | $1,520,000 |
| Cash out before closing costs | $469,000 | $622,000 |
| Monthly rent | $24,300 | $24,300 |
| Estimated principal and interest | $13,907 | $14,977 |
| Taxes | $5,350 | $5,350 |
| Insurance | $1,450 | $1,450 |
| Total monthly payment | $20,707 | $21,777 |
| Portfolio DSCR | About 1.17x | About 1.12x |
A blanket loan does not lock your New Jersey portfolio in place. Release provisions let you sell a property and pay down its share of the loan, while the rest stays financed. The release terms are set at closing, so ask how they work before you sign.
If you also own rentals in New York, Pennsylvania or Delaware, some programs allow cross-state portfolios, so properties on both sides of the line can share one loan.
Ask every lender the same questions, in writing, so you can compare answers side by side.
How LendingStreet answers: purchase up to 80% LTV and cash-out up to 75%, lower on some 5-8 unit properties and larger balances (varies by program). Standard minimum DSCR is 1.0x on portfolio cash flow, with sub-1.0 programs. Seasoning varies by program. LLC borrowers are standard. Timing depends on appraisals and title for each property, and we map it out at the start. There is no stated maximum, release provisions are set at closing, and you can get a quote with the form below or call (877) 298-1001.
A complete package gets a faster, clearer answer. Here is what helps most.
Every loan we make is a business-purpose loan on non-owner-occupied investment property. Use the form below to start.
Our top pick is LendingStreet. We finance 5+ rentals of 1 to 8 units on one loan, qualify on portfolio cash flow with no W-2s or tax returns, allow LLC borrowers and offer release provisions and 30-year terms.
Yes. LendingStreet lends across New Jersey, and in all 50 states and DC, on non-owner-occupied investment property.
Five or more investment properties, each with 1 to 8 units. They are qualified together on the portfolio's combined cash flow.
No. We qualify on the properties' rent. The minimum credit score is 620, and you sign for the loan personally.
They can. If a town's ordinance covers a unit, the qualifying rent is the legal rent. Know which units are covered before you apply.
State law requires lead-safe inspections on most pre-1978 rentals, usually at tenant turnover. Keeping records current supports a clean file.
Cross-state portfolios are possible on some programs. Tell us where each property is and we will confirm the options.
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