Louisiana works differently from other states. It uses civil law, calls counties parishes and closes loans with notarial acts. Investors with several doubles in New Orleans or houses in Baton Rouge can still use one blanket loan, but insurance is the line to watch.
In short: Yes, LendingStreet finances blanket portfolio loans in Louisiana: five or more investment properties, each with 1 to 8 units, under one loan with one closing and one payment, qualified on the portfolio's combined rent instead of your tax returns. In Louisiana, hurricane and flood insurance are the items most likely to decide a portfolio file, rentals do not get the homestead exemption, and New Orleans strictly limits short-term rentals.
A blanket portfolio loan is one loan secured by five or more investment properties, each with 1 to 8 units. Instead of a separate note, appraisal timeline and payment for every house, you get one closing, one loan and one monthly payment, and portfolio pricing on the whole group.
Underwriting looks at the portfolio's combined cash flow. The rent from every property is added together and divided by the single combined payment, including principal, interest, taxes, insurance and any HOA dues. The standard minimum is 1.0x, so a property with a thin ratio can ride along with stronger ones. Credit starts at 620, there are no W-2s or tax returns, and LLC borrowers are standard.
New Orleans portfolios often include shotgun doubles and other two-unit houses in Mid-City, Gentilly, Bywater, the Seventh Ward and Algiers, plus homes in Metairie and Kenner in Jefferson Parish. Doubles lease well and qualify on combined rent.
Baton Rouge adds demand from LSU and the petrochemical industry. Lafayette, Lake Charles, Shreveport and Bossier City near Barksdale Air Force Base and Monroe offer lower entry prices. Many portfolios mix parishes.
Louisiana assesses residential property at 10% of fair market value. The homestead exemption covers a large part of a homeowner's bill but does not apply to rentals, so a rental's bill can be much higher than the seller's. Use each parish's current numbers.
Insurance is the hardest part. Wind and flood premiums have risen sharply, several carriers have left the state, and many properties need Louisiana Citizens or flood coverage through the federal program. Elevation and roof age affect quotes. Closings follow civil law, with a notary handling the act of sale and mortgage.
This example is illustrative and not a quote. An investor holds 5 rentals in New Orleans and Baton Rouge with a combined value of $1,555,000 and combined rent of $12,000 a month. Taxes and insurance across the group total about $3,090 a month.
At 75% of combined value, the blanket loan is $1,166,000. Estimated principal and interest on 30-year amortization is about $8,153 a month, so the full payment is about $11,243 and the portfolio DSCR is about 1.07x, above the 1.0x standard minimum.
On its own, the Metairie 3-bed house would come in near 0.95x on its allocated share, but because the loan is underwritten on the whole pool, the stronger properties carry it.
| Property | Value | Monthly rent | Taxes + insurance | Allocated loan |
|---|---|---|---|---|
| Mid-City double | $410,000 | $3,300 | $780 | $307,400 |
| Gentilly 3-bed house | $290,000 | $2,100 | $600 | $217,500 |
| Algiers double | $300,000 | $2,600 | $620 | $225,000 |
| Metairie 3-bed house | $330,000 | $2,250 | $640 | $247,400 |
| Baton Rouge 3-bed house | $225,000 | $1,750 | $450 | $168,700 |
| Portfolio total | $1,555,000 | $12,000 | $3,090 | $1,166,000 |
New Orleans generally bans short-term rentals in residential areas unless the host lives on the property, and it limits permits by block, so New Orleans STRs rarely work for investors. Other parishes regulate STRs differently. Louisiana has no rent control, and leases and evictions follow the state's Civil Code.
Elevation certificates matter in Louisiana. A raised home in Gentilly or Metairie can quote very differently from a slab home a block away, and flood premiums under the federal program now reflect each property's individual risk. Ask sellers for elevation certificates and existing flood policies, which can sometimes be assumed by a buyer. Shreveport and Baton Rouge rentals usually face lower flood costs than coastal parishes.
Blanket loans include release provisions, so you can sell a single property and pay down the loan without touching the others. The release price is set in your loan documents, often based on that property's allocated loan amount or a set amount above it, depending on the program.
After a release, the remaining properties still need to support the payment, so plan sales around the combined ratio. See our guide to blanket loan release clauses for how these provisions usually work.
A blanket loan saves time and paperwork and lets strong properties carry weak ones. Separate DSCR loans, each from $150,000, give you more flexibility to sell or refinance one property without release math, and each property stands on its own.
Many Louisiana investors use both: a blanket loan for a stable core of rentals, and individual DSCR loans for properties they may sell or refinance soon. Compare both before you decide.
Some programs allow a blanket loan to include properties in more than one state, which helps investors who also own in Texas, Mississippi or Arkansas. Each property still needs to be a 1 to 8 unit rental, and state closing costs apply to each one.
Having these ready keeps appraisals and underwriting moving on a multi-property file.
Yes. We finance five or more Louisiana rental properties, each with 1 to 8 units, under one loan with one closing and one payment. Our investor loans are business-purpose loans on non-owner-occupied property, starting at $150,000.
Wind and flood premiums often decide whether the combined rent covers the payment. Quote every property early and check elevation and flood zones.
Generally not. New Orleans limits STRs in residential areas to properties where the host lives on site, and our loans are on non-owner-occupied property.
Yes. Louisiana uses civil law, and a notary handles the act of sale and mortgage. Your closing team will manage the documents.
Many programs ask the principal to sign for the loan personally, even when an LLC is the borrower. Your term sheet will show what applies.
Yes. Single-family homes, condos, townhomes, 2 to 4 unit properties and 5 to 8 unit buildings can usually be combined, as long as each is a residential rental.
Five or more investment properties, each with 1 to 8 units. Properties with 9 or more units are commercial and are covered on our multifamily pages.
Standard programs look for a combined ratio of 1.0x, meaning total rent covers the single payment including taxes, insurance and HOA dues. Sub-1.0 programs exist for some situations.
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