Phoenix rental portfolios tend to be spread out. A typical investor might hold a block-built ranch in Maryvale, a newer home in Laveen, a couple of houses in Mesa and one in Avondale, each with its own lender, its own escrow and sometimes its own HOA. A blanket loan pulls them together.
In short: LendingStreet's blanket portfolio loans put five or more investment properties, each 1 to 8 units, under one loan with one closing and one monthly payment. The loan qualifies on the portfolio's combined rent, with no W-2s or tax returns, LLC borrowers standard and a 620 minimum credit score. Release provisions let you sell a property without refinancing the rest, and portfolio pricing applies.
Single-family rentals dominate the Phoenix market. On the west side, investors commonly own homes in Maryvale, Alhambra, Glendale, Peoria, Avondale, Tolleson, Goodyear and Buckeye. In the south, Laveen and South Phoenix are popular. East Valley portfolios often include Mesa, Gilbert, Chandler and Apache Junction, and central portfolios add Sunnyslope and the older duplex and fourplex blocks around Central Phoenix.
Built-to-rent communities and newer subdivisions with HOAs sit alongside 1950s to 1970s block homes without HOAs, and many portfolios mix both.
Phoenix home prices rose sharply over the past decade, while property taxes stayed relatively low. That means many investors have equity across several homes but carry loans with very different terms. A blanket loan can consolidate them into one note and one payment, and a cash-out version can turn that equity into capital for more purchases.
It also simplifies insurance renewals, tax payments and lender correspondence across a portfolio that may stretch 40 miles from Buckeye to Mesa.
A blanket loan compares total rent with the total payment: principal and interest, property taxes, insurance and HOA dues on every property. In the Valley, HOA dues are often a bigger line than property taxes on newer homes, so they matter in the math.
Phoenix rents have grown more slowly than prices in recent years, so many portfolios need moderate leverage to clear the program minimum. Sub-1.0 DSCR programs exist for portfolios that fall just short.
This example is illustrative and not a quote. An investor owns six single-family homes and a Sunnyslope duplex worth $2,700,000 combined, with total rent of $14,950 a month. Taxes total $980 a month, insurance $735 and HOA dues $215.
At 70% LTV the loan would be $1,890,000, with estimated principal and interest of about $13,151 on a 30-year loan. The total payment would be about $15,081 and DSCR about 0.99x, just under the standard minimum.
At 65% LTV the loan is $1,755,000, estimated principal and interest is about $12,211, the total payment is about $14,141 and DSCR improves to about 1.06x. That is the structure that works for this portfolio, unless a sub-1.0 program fits better.
| Property | Value | Monthly rent | Monthly taxes | HOA |
|---|---|---|---|---|
| Maryvale single-family | $340,000 | $1,900 | $120 | $0 |
| Laveen single-family | $395,000 | $2,150 | $150 | $75 |
| Glendale single-family | $375,000 | $2,050 | $135 | $0 |
| Mesa single-family | $410,000 | $2,200 | $140 | $60 |
| Avondale single-family | $360,000 | $2,000 | $145 | $80 |
| Sunnyslope duplex | $470,000 | $2,700 | $165 | $0 |
| South Phoenix single-family | $350,000 | $1,950 | $125 | $0 |
| Total | $2,700,000 | $14,950 | $980 | $215 |
A release clause lets you sell one property and remove it from the blanket lien by paying down an agreed amount, usually the property's allocated loan balance plus a release premium. Agree on the allocation and premium at closing.
Because Arizona has no real estate transfer tax, selling one property out of a portfolio carries fewer closing costs than in many states, which makes release clauses a practical tool for investors who rotate older homes out and newer ones in.
Arizona requires owners of residential rental property to register it with the county assessor, and Maricopa County handles that for Phoenix-area homes. Rental properties are taxed in a different class from owner-occupied homes. Confirm each property is registered and taxed as a rental, and that tax bills you provide reflect that.
Cities may also have their own rules. Phoenix and several Valley cities have rental or STR licensing requirements, and the Arizona Residential Landlord and Tenant Act governs leases statewide.
Valley homes face heat, monsoon storms, roof wear from sun exposure and occasional hail. Older homes may have original electrical panels or aging air conditioning units, and insurers price for that. Pools add liability coverage.
Lenders look at condition across the portfolio. A home with a failing roof or AC system can slow the whole file, so fix or leave out the weakest property. Recent replacement records help both the appraisal and the insurance quote.
Investors who bought Phoenix homes in the early 2010s, when foreclosures and short sales were common, often own them with low balances or none at all. A blanket cash-out refinance, up to 75% LTV on many programs and often lower on larger portfolios, can unlock that equity in one closing instead of five or ten separate refinances.
The trade-off is the payment. Pulling out equity raises the loan amount, and with Valley rents where they are, the portfolio has to support that higher payment. The financing team can show you the cash available at each leverage level next to the DSCR, so you can choose the balance between cash out and cash flow. Seasoning rules vary by program, and recently purchased homes may be valued on purchase price.
Send a schedule with each address, unit count, rent, lease dates, value, taxes, insurance, HOA dues and existing loan balance. The financing team will run portfolio DSCR at a few leverage levels and suggest release terms. Properties in other states can be included on some programs.
Our investor loans are business-purpose loans on non-owner-occupied property. Call (877) 298-1001 or use the form below to get a quote.
Five or more investment properties, each 1 to 8 units.
Yes. HOA dues are part of the total payment, along with principal and interest, taxes and insurance.
Prices rose faster than rents in much of the Valley, so the payment at higher leverage can outrun the rent. Lower LTV or a sub-1.0 program are common fixes.
Yes. A release clause sets the paydown needed to remove a property, usually its allocated balance plus a premium.
Arizona requires residential rental property to be registered with the county assessor. Confirm each property is registered.
Yes, on some programs properties in more than one state can be combined.
Yes, up to 75% LTV on many programs, often lower on larger portfolios. Seasoning rules vary by program.
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