TurkMortgages.com (a team of NEXA Mortgage, LLC) · Ethan Morgan NMLS #2738407 · NEXA Mortgage, LLC Corp NMLS #1660690
Finance multiple rental properties under one loan with a blanket lien. Designed for investors with 5+ rentals who want to consolidate management, simplify reporting, and free up agency-conventional 'financed property' slots. DSCR-based qualification across the entire portfolio — not property-by-property.
A portfolio rental loan (also called a blanket loan) finances multiple rental properties under a single mortgage with one blanket lien across all of them. Designed for investors who've outgrown individual DSCR loans — typically those with 5 or more rental properties — it consolidates the paperwork, simplifies reporting, removes the agency-conventional "10 financed properties" cap, and lets you scale faster. Qualification is DSCR-based on the portfolio's aggregate income, not on each property separately.
If you're managing 5+ rentals on individual DSCR or conventional loans, a blanket loan can consolidate them — one monthly payment, one set of taxes/insurance to manage, often better pricing at scale, and headroom to pull cash out across the whole portfolio at once for the next acquisition.
"Blanket" means all properties secure the loan. If one underperforms or defaults, the entire portfolio is exposed — including assets that were doing fine. This is the main trade-off. It's a powerful structure for the right investor but not the right move for everyone.
The lender pools all the properties' rental incomes and underwrites the portfolio as a single deal. Total monthly rent across all properties must cover total PITIA (taxes, insurance, and the new blanket loan payment) at the target DSCR — typically 1.0x to 1.25x. If the aggregate ratio passes, the loan funds, all properties are placed under a blanket lien, and you have a single mortgage to service.
Most blanket loans include a release rider letting you sell individual properties from the portfolio. You typically pay down the loan by the released property's allocated balance plus a release premium (often 110–125% of allocated balance) to free that property from the blanket lien while keeping the rest financed.
Portfolio loans are business-purpose loans almost always closed in an LLC (sometimes a Series LLC or holding-company structure). Personal guarantee is typically required from the principal.
Generally makes sense when you have 5+ stabilized rentals, want to do a large cash-out across the book, or want to consolidate a messy mix of individual loans into a single clean structure. Less ideal if you actively buy/sell properties or want individual-property refi flexibility.
Well-organized portfolios with clean leases, current property tax/insurance, and consistent rent rolls move through underwriting quickly — sometimes 30–45 days. Messy or seasoning-light portfolios take longer.
Enter total monthly rent across ALL properties in the 'income' field, and the portfolio value (sum of all properties) as 'price'. The estimate is rough — real underwriting requires individual property appraisals plus portfolio-level review. For illustration only — not an offer or approval. Excludes taxes, insurance, HOA, and mortgage insurance.
Portfolio lending is a specialty space dominated by a handful of institutional and mid-market non-QM lenders. As a NEXA broker I shop the right one based on your portfolio size, property mix, and goals.
Investment properties in Texas are commonly titled in an LLC for liability protection and clean separation from personal finances. This is fully supported by DSCR / non-QM lenders (and often required). Standard agency loans (Fannie/Freddie) require title in your personal name. I'll match the right product to your titling preference.
| Feature | Portfolio / Blanket | Individual DSCR Loans |
|---|---|---|
| Loan count | One | One per property |
| Property count | No cap | No agency cap either |
| Cross-collateral risk | Yes (all tied) | No (separate) |
| Refi flexibility | Whole portfolio | Property-by-property |
| Selling one property | Release rider needed | Just pay off that loan |
| Pricing at scale | Often better $1M+ | Per-property pricing |
| Best for | 5+ stabilized rentals | Active buy/sell portfolios |
Many investors run a blanket on their long-hold core properties and keep individual DSCR loans on the ones they may sell or refi independently. There's no rule that says it has to be all-or-nothing — I can model both.
Let's evaluate whether a blanket loan saves you cost and complexity — and structure the release riders so you keep flexibility. No cost, no obligation. English & Turkish.