Pennsylvania portfolios are often built on rowhomes and twins: Philadelphia brick rows, Pittsburgh hillside houses, Lehigh Valley semi-detached homes. Owning five or more usually means a stack of separate mortgages, and a blanket portfolio loan can turn them into one.
In short: Our top pick for a blanket portfolio loan in Pennsylvania 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. That works well in Pennsylvania, where many investors own a long run of lower-priced rowhomes in one or two cities and want one loan to manage. Get a quote with the form below or call (877) 298-1001.
For Pennsylvania 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 Philadelphia investor with rowhomes in Kensington, Germantown or the Northeast, the Pittsburgh owner with houses across Allegheny County, and the investor with twins in Allentown, Reading, Lancaster or Harrisburg.
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.
Well-known blanket portfolio lenders include CoreVest, Dominion Financial, LendingOne, Lima One, RCN Capital and Roc Capital. Compared scenario by scenario for investors in Pennsylvania, LendingStreet comes out as the stronger choice, and one application covers it.
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 Pennsylvania 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 |
Philadelphia has one of the largest rowhome stocks in the country, and many portfolios there are two- and three-bedroom brick rows in neighborhoods across North, West and Northeast Philadelphia. Pittsburgh and Allegheny County offer older single-family homes and small multifamily on hilly streets, often at lower prices than Philadelphia.
The Lehigh Valley (Allentown, Bethlehem, Easton), Reading, Lancaster, Harrisburg, Scranton and Wilkes-Barre all have twins and older multifamily that rent steadily. Erie and smaller cities offer lower entry prices. Much of this housing was built before 1978, which brings lead and repair questions into every file.
Pennsylvania charges a realty transfer tax on deeds: 1% to the state plus local tax that is commonly another 1%, and Philadelphia and Pittsburgh charge noticeably more. Because it applies to deeds, a refinance into a blanket loan generally does not trigger it, but moving properties from your personal name into an LLC can. Ask your title company or attorney before you retitle.
Assessment practices vary widely by county, and some counties use older assessments, so the current bill is the only reliable figure. Older brick homes can carry higher insurance costs if roofs, wiring or plumbing are dated.
Philadelphia requires a rental license for each rental unit, and the city requires lead-safe or lead-free certification for most rentals built before 1978. Landlords also give tenants a certificate of rental suitability. Other Pennsylvania cities have their own registration or inspection programs.
These rules matter for a portfolio loan because an unlicensed or uncertified unit can complicate both the rent roll and title review. Have licenses and certificates in hand, and confirm current requirements with each city.
This example is illustrative and not a quote. An investor owns nine Philadelphia rowhomes, bought over several years on separate loans. Together the properties are valued at $1,845,000, carry about $820,000 in existing loans and collect $15,300 a month in rent. Taxes run about $2,150 a month and insurance about $1,150.
At 70% loan-to-value, the blanket loan is $1,292,000. Estimated principal and interest on a 30-year term is about $9,034, so the total monthly payment is about $12,334 and the portfolio DSCR is about 1.24x. After the existing loans are paid off, about $472,000 comes out before closing costs.
At 75%, the loan is $1,384,000, estimated principal and interest is about $9,677, the total payment is about $12,977 and DSCR is about 1.18x, with about $564,000 out before closing costs. Max LTV on a portfolio varies by program. Because this is a refinance, there is no deed transfer, so Pennsylvania's realty transfer tax generally does not apply here.
| Item | 70% LTV | 75% LTV |
|---|---|---|
| Portfolio value | $1,845,000 | $1,845,000 |
| Blanket loan amount | $1,292,000 | $1,384,000 |
| Existing loans paid off | $820,000 | $820,000 |
| Cash out before closing costs | $472,000 | $564,000 |
| Monthly rent | $15,300 | $15,300 |
| Estimated principal and interest | $9,034 | $9,677 |
| Taxes | $2,150 | $2,150 |
| Insurance | $1,150 | $1,150 |
| Total monthly payment | $12,334 | $12,977 |
| Portfolio DSCR | About 1.24x | About 1.18x |
A blanket loan does not lock your Pennsylvania 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 Jersey, New York, Ohio or Maryland, 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 Pennsylvania, 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.
Generally no, because transfer tax applies to deeds, not mortgages. Moving properties into an LLC is a deed transfer and can trigger it, so check with your attorney first.
Philadelphia requires rental licenses and, for most pre-1978 rentals, lead certification. Having them current keeps the rent roll and title review clean.
Cross-state portfolios are possible on some programs. Tell us where each property is and we will confirm the options.
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