Many Tulsa portfolios were built the same way: a house in Broken Arrow, then one in Owasso, then a couple in east Tulsa, each with its own mortgage. Ten loans later, the owner is tracking ten escrow accounts and, in Oklahoma, ten insurance renewals that keep getting more expensive. A blanket loan replaces them with one.
In short: LendingStreet offers blanket portfolio loans in Tulsa for investors with five or more rental properties, each 1 to 8 units, qualified on the portfolio's combined cash flow. You get one closing, one payment, portfolio pricing and release provisions so you can sell a single house later. Qualification is based on rent, not tax returns, with a 620 minimum credit score and LLC borrowers welcome.
Tulsa is a market where single-family rentals still cash flow, so investors tend to keep buying. That creates a stack of separate loans with different servicers, escrow accounts and maturity dates. Consolidating into a blanket gives you one payment and one set of statements, and can also free up equity from houses that have appreciated or been paid down.
The other driver is insurance. Oklahoma hail and wind premiums have risen, and every renewal reshuffles each loan's escrow. Under one loan, the portfolio is reviewed as a whole, so a high premium on one house can be balanced by strong rent elsewhere.
Some Tulsa owners also consolidate to get off adjustable or short-term loans they took when they were buying quickly. Moving the whole group onto one 30-year schedule makes the monthly cost predictable, which matters when insurance and taxes are the parts of the payment that keep moving.
Portfolios across the metro commonly include:
The loan is sized on total rent divided by the total monthly payment for principal, interest, taxes, insurance and any HOA dues. The standard minimum is 1.0x, and sub-1.0 programs exist for some files. Each property still needs its own valuation, which sets its allocated share of the loan. Lenders look at vacancy, condition and especially roofs across the pool, since in Oklahoma a roof drives both value and insurance.
Concentration also matters. A pool spread across Broken Arrow, Owasso, Jenks and Midtown carries less risk than one where every house sits on the same few blocks. A mix of locations and price ranges also makes it easier to sell individual houses later without hurting the portfolio's ratio.
This example is illustrative and not a quote. An investor refinances ten houses across the metro, worth a combined $2,100,000, into one blanket loan at 70% of value.
The loan is $1,470,000. Estimated principal and interest on a 30-year schedule is about $10,028 a month. Taxes of $1,910 and insurance of $2,295 bring the total payment to about $14,233. Rent of $15,450 gives a portfolio DSCR of about 1.09x.
Look at the insurance column. Across ten houses it is larger than the property taxes, which is typical in Oklahoma and the main reason Tulsa investors keep leverage moderate on a blanket.
| Location | Value | Rent | Taxes | Insurance |
|---|---|---|---|---|
| Broken Arrow | $235,000 | $1,650 | $215 | $240 |
| Broken Arrow | $225,000 | $1,600 | $205 | $235 |
| Owasso | $240,000 | $1,650 | $220 | $240 |
| Owasso | $230,000 | $1,600 | $210 | $235 |
| East Tulsa | $160,000 | $1,350 | $140 | $215 |
| East Tulsa | $155,000 | $1,300 | $135 | $210 |
| Sand Springs | $185,000 | $1,450 | $165 | $225 |
| Jenks | $265,000 | $1,800 | $250 | $245 |
| Midtown Tulsa | $230,000 | $1,650 | $215 | $230 |
| Sapulpa | $175,000 | $1,400 | $155 | $220 |
| Total | $2,100,000 | $15,450 | $1,910 | $2,295 |
Suppose the investor sells one of the east Tulsa houses. Its allocated share of the loan is about $112,000. If the loan documents set the release at 115% of the allocated amount, about $128,800 goes to the loan at closing and that house comes off, while the other nine stay financed. Release terms vary by program and are set at closing, so review them before you sign.
Releases work best when the remaining pool still clears the DSCR test after the sale. If you plan to sell several stronger houses over time, check that the weaker ones left behind can carry their share of the loan, or plan to pay the balance down along the way.
Some investors move a whole portfolio to one carrier or a single portfolio policy at consolidation time, which can simplify renewals. Others keep separate policies. Either way, the lender will use the actual premiums. Replacing older roofs with impact-resistant shingles can lower premiums with some carriers, which improves the ratio over time. Know your wind and hail deductible, because a storm that hits several houses at once means several deductibles.
That is a real risk in Tulsa, where a single hailstorm can cross Broken Arrow, Owasso and Midtown in one afternoon. Keep reserves sized for more than one claim, and keep roof photos and inspection reports on file so claims and renewals go smoothly.
Oklahoma property taxes are moderate. Tulsa County assesses residential property at an assessment ratio set within the range state law allows, and rental homes do not receive the homestead exemption. A documentary stamp tax applies to deeds when you sell, and title and recording costs apply on the refinance.
Send a property list with addresses, values, rents, lease status, taxes and insurance through the form below, or call (877) 298-1001. If you also own rentals in Oklahoma City or another state, ask about our multi-state program. Our investor loans are business-purpose loans on non-owner-occupied property.
Five or more investment properties, each 1 to 8 units.
Yes. Properties anywhere in the metro can be combined, including Jenks, Bixby, Sand Springs and Sapulpa, and some programs allow other states too.
Premiums are part of the payment used to calculate DSCR, so high insurance lowers the ratio.
Yes, up to 75% LTV on standard programs, subject to seasoning that varies by program.
You pay the release amount in your loan documents when you sell a property, and it comes off the loan.
The portfolio is underwritten as a whole, so the others must carry it, and a lender may limit vacancies.
No. The portfolio's rent does the qualifying, with a 620 minimum credit score. You will provide leases, tax figures and insurance declarations for each house.
Not always. Separate loans keep each house independent and can make selling simpler, while a blanket gives one payment and one closing. Our comparison page lays out the trade-offs.
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