Portfolio Loans
Consolidate multiple investment properties under one flexible blanket loan.
Program Overview
Portfolio loans allow real estate investors to finance multiple properties under a single loan rather than managing separate mortgages for each property. These loans are held by the lender (not sold to Fannie Mae or Freddie Mac), which means more flexible qualification criteria, customizable terms, and the ability to finance properties that may not meet conventional guidelines. Portfolio loans are ideal for experienced investors with 5+ properties who want simplified management and potentially better terms on volume.
Who Is This Loan For?
- ✓ Investors with 5+ rental properties seeking consolidation
- ✓ Portfolio builders who want one payment instead of many
- ✓ Investors whose properties don't meet conventional standards
- ✓ Self-employed investors who need flexible documentation
- ✓ Investors who have maxed out conventional financing limits
Key Benefits
Simplified Management
One loan, one payment, one point of contact — instead of managing 5, 10, or 20+ separate mortgages.
Flexible Criteria
Not bound by Fannie/Freddie guidelines. More flexibility on credit, income documentation, and property types.
Volume Pricing
Financing multiple properties at once may qualify you for better rates or reduced fees.
Cross-Collateralization
Use equity in existing properties to reduce or eliminate the down payment on new acquisitions.
Qualification at a Glance
General Requirements
- Minimum portfolio of 2-5 properties (varies by lender)
- Combined DSCR of 1.0+ across the portfolio preferred
- Credit score 660+ for most programs
- Properties must be non-owner occupied
- Mixed property types often allowed within the portfolio
- Entity vesting (LLC/Corp) typically available
Advantages
- ✓ One loan covers multiple properties
- ✓ Simplified payment management
- ✓ More flexible than conventional financing
- ✓ Cross-collateralization options
- ✓ No conventional property count limits
- ✓ Potential for volume-based pricing
Tradeoffs to Consider
- ↔ Higher minimum equity or down payment requirements
- ↔ Interest rates may be higher than single-property loans
- ↔ Release clauses needed if selling individual properties
- ↔ Fewer lender options — not available at every institution
- ↔ Complex underwriting due to multiple property analysis
Common Scenarios
Consolidating 8 Rental Mortgages
An investor manages 8 separate rental mortgages with different lenders and payment dates. A portfolio loan consolidates all properties into one loan with a single monthly payment, reducing administrative overhead.
Acquiring a Small Portfolio
A buyer is purchasing 4 rental properties from a retiring landlord. Instead of 4 separate closings, they finance all 4 under a single portfolio loan with one closing, one appraisal process, and one set of fees.
Documents Typically Needed
- Rent rolls for all portfolio properties
- Property appraisals
- Current mortgage statements (if refinancing)
- Entity formation documents (LLC/Corp)
- Bank statements (2-6 months)
- Property insurance policies
Frequently Asked Questions
Most portfolio lenders require a minimum of 2-5 properties. Some programs are designed specifically for portfolios of 10+ properties with volume pricing.
Broker Disclosure: Scout Financial Group Inc DBA Airus Lending is a licensed mortgage broker (NMLS #2187418) and does not make loans or credit decisions. Airus Lending works with multiple wholesale lenders to help borrowers compare available loan options. Final approval depends on the lender, automated underwriting findings, documentation, state requirements, and overall borrower profile. Not all applicants will qualify.