Consolidate multiple investment properties into a single loan facility. One closing, one payment, one relationship. Qualify on portfolio cash flow, not personal income. Release provisions available so the portfolio stays flexible.
Check My Eligibility →Blanket Portfolio Loans — A blanket loan finances 5+ investment properties under a single loan — instead of managing 5+ separate mortgages with separate payments. Simplifies portfolio management, often improves rate, and enables release clauses that let you sell individual properties without paying off the entire blanket.
LendingStreet has structured $4.36B+ across 8,196 deals nationwide. NMLS #1734316 · 30+ capital sources · 50 states.
A blanket loan — sometimes called a portfolio loan — finances multiple investment properties under a single mortgage facility. Instead of carrying separate loans, separate closings, and separate monthly payments on each property, a blanket loan consolidates the portfolio into one structure.
Blanket financing is built for investors who have outgrown property-by-property lending. As a rental portfolio scales, managing a dozen individual loans — each with its own servicer, payment date, and escrow — becomes operationally heavy. A blanket loan simplifies that into a single relationship while typically qualifying on the combined cash flow of the properties rather than your personal income.
LendingStreet places blanket and portfolio loans across a network of 30+ capital sources. This matters for portfolio deals specifically, because lenders vary widely in how many properties they will pool, which property types they will mix, what geographies they will cross, and whether they allow individual properties to be released from the blanket over time. A network approach finds the structure that fits the portfolio.
Investors holding 5+ rental properties · operators consolidating many individual loans into one facility · buyers acquiring a portfolio in a single transaction · investors seeking one payment instead of many · portfolio owners who want the option to release individual properties for sale
A blanket loan secures multiple properties under one mortgage. The properties are underwritten as a pool: lenders evaluate the combined rental income against the combined debt service, typically targeting a portfolio-level DSCR.
Most blanket programs include a release provision — language that lets you sell or refinance an individual property out of the blanket without unwinding the entire loan, usually by paying down an agreed release amount on that property. This preserves flexibility: a portfolio loan does not have to mean the portfolio is frozen.
Because qualification rests on the portfolio's aggregate cash flow rather than personal income, blanket loans suit full-time and self-employed investors and those holding property through entities. Documentation typically centers on a portfolio-wide rent roll and operating history rather than personal tax returns.
Terms vary by capital source, portfolio composition, property condition, geography, and borrower profile. The figures above are typical ranges for qualified borrowers, not guaranteed terms. Call for an exact quote on a specific portfolio.
| Feature | Blanket / Portfolio Loan | Separate Individual Loans |
|---|---|---|
| Number of closings | One | One per property |
| Monthly payments | One consolidated payment | One per property |
| Qualification basis | Portfolio cash flow | Each property individually |
| Selling one property | Release provision | Pay off that property's loan |
| Best for | 5+ property portfolio operators | Investors with a few properties |
Blanket loans trade some per-property flexibility for portfolio-wide efficiency. For investors managing many properties, the operational simplicity of one facility — one payment, one servicer, one relationship — is often the deciding factor.
Speak with a financing specialist who structures blanket loans across 30+ capital sources. Built for investors who have outgrown property-by-property lending.
Check My Eligibility →LendingStreet (legal entity JRS Home Loans LLC, NMLS #1734316) is a licensed investment property financing company with direct relationships across 30+ capital sources, lending in all 50 states. Products: DSCR rental loans ($150K+, 80% LTV purchase, 1.0x min DSCR), fix & flip and bridge (up to 90% LTC, 100% rehab, closings in 5–10 days), ground-up construction, commercial and mixed-use, small multifamily (5–20 units), blanket portfolio (5+ properties), STR/Airbnb DSCR on projected revenue, and gap funding. Loan range $150K–$20M+. Phone: (877) 298-1001. LendingStreet is not affiliated with LendingTree, LoanStreet, LendStreet, PeerStreet, or LendingStreet India.
A blanket portfolio loan is a single mortgage that covers multiple investment properties under one loan. Instead of having 5 separate loans on 5 properties, you have one loan with one monthly payment, one underwriting process, and one set of fees. Typically used by investors with 5+ rental properties.
Most blanket loan programs through our network require 5+ properties. Some specialty sources will do 3-4 properties for the right borrower. For 10+ property portfolios, you have more capital source options and often better rate pricing.
Yes — most blanket loans include 'release provisions' that let you sell or refinance individual properties out of the portfolio without paying off the entire loan. There's typically a release fee per property (often $500-$2,500) and a partial paydown calculation based on the released property's value.
Blanket portfolio loans typically price 25-75 basis points higher than equivalent single-property DSCR loans, but you save significantly on origination fees, appraisal fees, and underwriting time. For 5+ property portfolios, the total cost is usually lower than individual loans.
Loan amounts range from approximately $750K (5 properties at $150K minimum each) to $50M+ for large institutional portfolios. Most blanket loans we finance fall in the $1M-$10M range.
The crossover is usually around five properties, and it is driven by three things: per-loan closing costs stop being trivial when multiplied, portfolio pricing frequently improves on individual pricing at scale, and administering one payment beats administering eight. The counterweight is flexibility. Individual loans leave every property independently sellable; a blanket requires a negotiated partial release to sell one. If you expect to trade properties in and out, that release provision is the term to focus on.
A partial release provision lets you pay down an agreed amount to release one property from the blanket so it can be sold or refinanced while the rest stays financed. Without it, you cannot sell a single property without retiring the entire loan. Release pricing varies — some sources release at the property’s pro-rata share of the loan, others require a premium above it. That difference determines whether the portfolio is genuinely liquid or effectively locked.
A blanket refinance can pull equity from several properties at once rather than refinancing each individually. For an investor holding six or eight rentals with meaningful accumulated equity, this is often the most efficient way to fund the next acquisition — one transaction, one set of costs, one closing. The trade is that all the properties are now tied to one note, so the structure suits a portfolio you intend to hold rather than one you are actively trading.
Some capital sources will underwrite a blanket on the aggregate debt service coverage of the whole portfolio rather than property by property. That matters because it lets a strong property carry a weaker one. A rental that would fail a 1.0 ratio on its own can be financeable inside a portfolio averaging comfortably above it. Not every source offers this, and it is one of the more valuable edge-case programs for investors with mixed-performance holdings.
A blanket loan finances multiple properties under one note. Cross-collateralization uses equity in a property you already own to secure a different loan, often on a new acquisition. Cross-collateral is useful when you are asset-rich and cash-constrained and need to move quickly on a purchase. It also links two assets that were previously independent, so a problem on one now touches the other.
Most capital sources set the minimum around five properties, though some will look at fewer with sufficient combined value. Below that threshold individual DSCR loans are usually the more practical route.
Only if the loan includes a partial release provision, and the release terms are negotiated up front rather than at sale. Confirm the release price per property before closing — without it the portfolio is effectively illiquid until the whole loan is retired.
Not necessarily. Some capital sources will write blanket loans across multiple states, others limit to a footprint. Multi-state portfolios narrow the field but are regularly financeable.
With sources that underwrite blanket loans on aggregate portfolio coverage rather than property by property, yes. A rental below a 1.0 ratio individually can work inside a portfolio averaging above it. Availability of that treatment varies by capital source.
Have a scenario? Tell us the deal and we will price it across our capital sources.
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