Before you apply for a blanket loan, it helps to know what gets checked at the portfolio level, what gets checked property by property, and what documents move the file fastest.
In short: Most blanket loan programs require at least 5 investment properties, aggregate leverage of 75% LTV or less, and portfolio cash flow that covers the debt at roughly 1.0x DSCR or better. Lenders also review credit, the borrowing entity, reserves, leases and property condition. Our programs are business-purpose only and are available in all 50 states.
These are the typical thresholds. Where a requirement varies by program, the table says so.
| Requirement | Typical standard |
|---|---|
| Number of properties | 5 or more; many programs cap near 10 per loan |
| Aggregate LTV | Up to 75% |
| Portfolio DSCR | Commonly 1.0x or higher across the pool |
| Credit score | 620 minimum on our DSCR programs; some portfolio programs ask for more |
| Occupancy | Non-owner-occupied investment property only |
| Borrower | LLC or other entity commonly allowed |
| Reserves | Varies; often 3–12 months of payments |
| Income docs | Rental income based; no W-2 or tax returns on DSCR-style programs |
Each house in the pool still gets a valuation and a title search. Properties should be habitable and rent-ready. Major deferred maintenance can get a property excluded or require a holdback.
Property types matter too. Single-family homes, townhomes, condos and 2–4 unit buildings commonly fit residential portfolio programs. Buildings with 5+ units are usually underwritten on NOI under multifamily guidelines instead.
Expect each property to need current insurance naming the lender, paid-up property taxes and no open code violations. If a house has an active insurance claim or unpermitted work, disclose it early so it can be handled before valuations are ordered.
Most portfolios are held in one or more LLCs. Lenders want the operating agreement, articles of organization, an EIN letter and a certificate of good standing. Guarantors who own a meaningful share of the entity usually sign a personal guarantee.
Experience counts on some programs. A track record of owning and managing rentals can improve terms, while a newer investor may see lower leverage. The specifics vary by capital source.
Illustrative example only. An investor requests $2,100,000 against 12 rentals valued at $3,000,000. That is 70% aggregate LTV, inside the 75% limit.
Gross rents total $26,400 per month. The proposed principal, interest, taxes, insurance and association dues total $21,000 per month.
Portfolio DSCR is $26,400 divided by $21,000, or about 1.26x, which clears a 1.0x threshold with room to spare. With credit above 620, entity documents in order and reserves verified, this file would move to valuations and title.
Strong files share a few traits. Every property is leased at or near market rent.
Title is clean and vested in a small number of entities controlled by the same people. Insurance is current and reserves are already sitting in the bank.
Weaker files are not automatic declines. A higher vacancy rate or a newer investor might simply mean lower leverage, such as 65% instead of 75%, or a requirement for extra reserves. Knowing your weak spots before you apply lets you fix them or price them in.
Title issues on one property can hold up the whole pool. So can a vacant unit, an expired lease or a property in a different LLC that was not disclosed. Cleaning these up early saves weeks.
Send a complete schedule up front and our financing team can typically bring back 2–3 options, often within 48 hours. We also flag which properties may need to come out of the pool before you pay for valuations.
Typically 5 or more investment properties, total leverage of 75% LTV or less, and portfolio rents that cover the debt at about 1.0x or better. Credit, entity documents and reserves are also reviewed.
Blanket loans are offered by specialty investment property lenders rather than most retail banks. LendingStreet finances blanket portfolio loans in all 50 states, with relationships across 30+ capital sources for portfolios that need a specific structure.
Not on DSCR-style portfolio programs. Approval is based on the rental income of the properties, not your personal income. Some bank portfolio programs do ask for returns.
Often yes, as long as the same guarantors control each entity. Some programs prefer a single borrowing entity, which may mean deeding properties into one LLC at closing.
It varies by program and portfolio size. A common range is 3 to 12 months of payments held in liquid accounts. Cash-out proceeds can sometimes count toward reserves.
It is harder but not impossible. Most portfolio programs prefer some rental ownership history, and a newer investor may see lower leverage or higher reserve requirements. Building the first few rentals on individual DSCR loans is a common path.
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