Many Grand Strand investors end up with a mix: a few long-term rentals inland, a duplex near Coastal Carolina, and a cottage closer to the beach. A blanket loan can put five or more of them on one note, one closing and one payment.
In short: LendingStreet offers blanket portfolio loans that combine five or more Myrtle Beach area investment properties, each 1 to 8 units, into one DSCR loan qualified on the portfolio's combined cash flow. There are no W-2s or tax returns, LLC borrowers are standard, and release provisions let you sell one property without refinancing the rest. Pricing is set on the portfolio, and properties in other states can be included on some programs.
Inland long-term rentals carry most local portfolios. Carolina Forest has a deep stock of newer single-family homes and townhomes leased to families and workers in the hospitality, health care and retail economy. Socastee, Forestbrook and the area along Highway 707 add older, lower-priced homes.
Conway, the county seat, offers older homes and duplexes near Coastal Carolina University, where student and staff demand runs on the academic calendar. Little River, Longs and the Highway 9 corridor near North Myrtle Beach have grown quickly with new subdivisions. Closer to the ocean, Surfside Beach and Garden City cottages often rent long-term in the off-season or year-round.
Combining these on one loan means one maturity and one payment, instead of six servicers and six escrow accounts.
Both work. The right answer depends on how many properties you own, how evenly they perform and how often you plan to sell.
| Factor | One blanket loan | Separate DSCR loans |
|---|---|---|
| Closings | One closing for the whole group | One closing per property |
| Qualifying | Combined portfolio cash flow | Each property must clear on its own |
| Weak performer | Can be carried by stronger properties | May need lower leverage or a sub-1.0 program |
| Selling one property | Release provision in the loan documents | Pay off that loan only |
| Best fit | 5+ steady long-term rentals | Fewer properties or frequent sales |
The ratio compares total rent from every property with the total monthly payment, including principal, interest, taxes, insurance and any HOA dues. A Carolina Forest townhome with a high HOA fee or a beach cottage with a large flood premium can sit below 1.0x on its own and still fit inside a portfolio that clears overall.
Long-term leases are the usual basis. If a property in the group runs as a vacation rental, programs differ on whether and how its projected short-term income counts, so flag it up front.
This example is illustrative and not a quote. An investor owns six properties worth a combined $2,065,000 that rent for $13,750 a month on long-term leases.
At 70% of value, the blanket loan is $1,445,500. Estimated principal and interest is about $10,107 a month. Taxes total $1,250, insurance including wind and flood on the coastal homes totals $1,400, and HOA dues total $300. The full monthly payment is about $13,057, and portfolio DSCR is about 1.05x.
If the investor later sells the Surfside Beach cottage, its allocated loan amount at 70% is $315,000. Assuming a release price of 115% of the allocated amount for illustration, about $362,250 of the sale proceeds would go to the loan, and the other five properties stay financed.
| Property | Value | Monthly rent |
|---|---|---|
| Carolina Forest home | $340,000 | $2,250 |
| Carolina Forest townhome | $325,000 | $2,150 |
| Socastee home | $290,000 | $1,950 |
| Conway duplex near CCU | $360,000 | $2,700 |
| Surfside Beach cottage | $450,000 | $2,700 |
| Little River home | $300,000 | $2,000 |
| Total | $2,065,000 | $13,750 |
A release provision states how much of the loan must be paid down to take one property off the blanket lien. It is usually tied to that property's allocated loan amount, and the exact formula is set in the loan documents and varies by program.
Investors here often sell a beach-area cottage when values rise and keep the inland rentals. Ask how the remaining portfolio must perform after a release, since the loan may require the leftover properties to still clear a minimum ratio. Our release clause guide walks through the math.
South Carolina assesses rental property at a 6% assessment ratio rather than the 4% legal residence ratio, so each property's bill should be budgeted as a rental. Carolina Forest homes in newer subdivisions may also carry HOA dues and, in some areas, extra fees on the tax bill.
Insurance varies more than taxes. An inland Conway home may cost a fraction of what a raised cottage in Garden City costs to insure with wind and flood. On a blanket loan, each property still needs its own coverage, and lenders review the flood zone for every address.
Many Horry County investors bought inland homes several years ago and have built equity as the area grew. A blanket cash-out refinance can pull some of that equity out across the whole group at once, subject to the program's cash-out leverage limit and the portfolio still clearing the minimum ratio. Cash-out seasoning rules vary by program.
If you plan to keep buying, ask how new properties can be financed alongside the blanket. Some investors run a blanket on their stabilized core holdings and use separate DSCR loans or bridge loans for new purchases until they are leased, then fold them into the next portfolio refinance.
A blanket loan also simplifies bookkeeping. One payment, one escrow and one maturity date make cash flow easier to track than six separate servicers with six different due dates.
A clean schedule speeds up the review. Please have these ready.
Our investor loans are business-purpose loans on non-owner-occupied property. Send your property schedule through the form below or call (877) 298-1001. We will run portfolio DSCR, test how a release would affect the remaining group and lay out options. Owners with properties across the state can also see our South Carolina blanket loan page.
At least five investment properties, each with 1 to 8 units.
Yes. Properties can be in different towns and counties, and some programs allow properties in other states too.
No. The blanket loan is qualified on the combined cash flow of the whole portfolio.
Possibly. Programs differ on how short-term rental income is counted, so tell us which properties run as nightly rentals.
You pay down the loan by the release price set in the loan documents, and that property comes off the lien while the rest stay financed.
No. The loan qualifies on the portfolio's rental income, not your personal income.
Each property needs its own hazard coverage, plus flood and wind where required. Coastal properties usually cost more to insure than inland ones.
Yes, subject to program limits on cash-out leverage and the portfolio still clearing the minimum ratio.
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