Blanket DSCR Portfolio LoansBundle 5–20 Separate Rental Properties Into One Loan
Stop managing a stack of individual loans. Consolidate your rental portfolio — 5 to 20 separate 1–4 unit properties — under one blanket DSCR loan. Qualify on combined rental income. No personal income documentation required.
5–20
Properties
75%
Max LTV
1.20x
Min DSCR
$5M+
Max Loan
What Is a Blanket DSCR Loan?
A blanket DSCR loan is a single mortgage that covers multiple separate residential rental properties — typically 5 to 20 individual properties, each 1–4 units — under one loan with one payment. It is not a commercial multifamily loan for one apartment building. Each property in the blanket is a standard residential rental (single-family, duplex, triplex, or fourplex).
Qualification works the same way as a single-property DSCR loan — but using the combined rental income and combined housing expense of the entire portfolio. The Debt Service Coverage Ratio (DSCR) is calculated across all properties: if the portfolio generates more rent than it costs to service the debt, you qualify. No W-2s, tax returns, or employment verification needed.
The main benefit vs. holding 5–20 individual loans is cost and simplicity: one closing, one servicer, one monthly payment, and one set of paperwork instead of managing a separate loan on every door.
Blanket DSCR Formula
DSCR = Combined Annual Rental Income ÷ Annual Debt Service (all properties)
Example: 10 SFR rentals generating $180,000 combined annual rent ÷ $144,000 annual debt service = 1.25x DSCR — qualifies at 1.20x minimum
Not one apartment building. Each property in the blanket is a separate 1–4 unit residential rental. For one apartment building or a mixed-use asset, see our Multifamily & Mixed-Use financing page.
Blanket Loan vs. Individual DSCR Loans
| Blanket DSCR Loan | 10 Individual DSCR Loans | |
|---|---|---|
| Number of closings | 1 | 10 separate closings |
| Closing costs | One set of fees | 10× appraisals, title, origination |
| Monthly payments | 1 payment | 10 payments to track |
| Income qualification | Combined portfolio rental income | Property-by-property |
| Time to fund | Indicative timeline varies by complete file | Separate review and closing for each property |
| Sell one property | Release clause — partial paydown required | Pay off that loan |
| Best for | 5+ property portfolios being consolidated or acquired together | Single acquisitions or smaller portfolios |
Loan Parameters
Number of Properties
5 – 20 separate properties
Property Type per Door
1–4 unit residential
Loan Amounts
$500,000 – $5,000,000+
Max LTV (Purchase)
Up to 75% LTV
Max LTV (Refinance)
Up to 70% LTV
Minimum DSCR
1.20x (combined portfolio)
Loan Terms
5/1 ARM, 7/1 ARM, 10/1 ARM, 30-Year Fixed
Amortization
30 years
Income Verification
Combined rental income — no personal income docs
Credit Score
660+ preferred
Entity Types
LLC, LP, Corp, Trust accepted
Prepayment
Stepdown prepayment penalty options
Release Provisions
Individual property release available
Close Timeline
21–45 days indicative; not guaranteed
Program Highlights
Consolidate 5 to 20 individual residential rental properties — each 1–4 units — into one blanket loan. One payment, one servicer, one closing.
Underwritten on the combined rental income of all properties in the portfolio. No W-2s, tax returns, or personal income statements required.
One closing replaces 5–20 separate loan closings. Reduce total origination fees, appraisal costs, title costs, and time to fund.
Lend to LLCs, limited partnerships, corporations, and trusts. Asset-protection-friendly structuring — ideal for serious portfolio investors.
Sell or refinance individual properties out of the blanket loan without triggering a full payoff. Flexible exit options as your strategy evolves.
Self-employed investors, complex tax situations, and high-net-worth borrowers with non-traditional income structures all qualify.
Who This Program Is For
- Investors who own 5 or more separate rental properties and want to consolidate into one loan
- Portfolio builders acquiring a group of properties simultaneously
- Landlords currently carrying 5–20 individual DSCR loans who want to simplify their debt stack
- Self-employed investors without documentable W-2 income
- LLCs and corporations seeking entity-level portfolio financing
- Out-of-state investors building in multiple high-yield rental markets
- Investors looking to free up future borrowing capacity by consolidating
Eligible Property Types (Per Property in the Blanket)
Single-Family Rentals (SFR)
Detached single-family homes used as rentals. The most common property type in a blanket DSCR portfolio.
2–4 Unit Residential Properties
Duplexes, triplexes, and fourplexes. Each must be a residential property (not a commercial building).
Condos & Townhomes
Investment condos and townhomes that generate rental income. Warrantable and some non-warrantable properties may be eligible.
Short-Term Rentals
Airbnb and VRBO properties may qualify using market rent or trailing 12-month revenue documentation on a case-by-case basis.
Properties must be in the continental U.S. Mixed portfolios (some SFR, some duplexes, etc.) are acceptable. All properties are cross-collateralized under the single blanket note.
Run Your Portfolio Numbers
Enter your combined portfolio details below to estimate DSCR, NOI, and whether your portfolio meets lending guidelines.
I already own this property
Refinance — max 70% LTV cash-out
Property & Income
Combined rent from all units at full occupancy
Annual Operating Expenses
% of gross operating income
Utilities, landscaping, trash, reserves, etc.
Loan Structure
How DSCR is calculated
NOI = Gross Rent − Vacancy − Operating Expenses
DSCR = Annual NOI ÷ Annual Debt Service
Minimum 1.20x required. Lender uses property income only — no personal W-2s or tax returns needed.
Enter Property Details Above
Fill in the purchase price and monthly gross rent to instantly see DSCR, NOI, cap rate, and cash flow.
How to Submit Your Information
Submit Your Information
Send your contact details and a summary of your rental portfolio using the form below. This is an inquiry, not a full loan application.
Portfolio Review
We review the combined rental income, occupancy, and DSCR across the portfolio. No personal income review required.
Close & Fund
If approved, each property is recorded under the single blanket mortgage at closing. Timing depends on complete documentation, third parties and underwriting; no closing date is guaranteed.
Ready to Consolidate Your Portfolio?
Bundle 5–20 of your rental properties into one blanket DSCR loan. No personal income docs — qualify on your portfolio's combined rental income.
Questions? Call us at (248) 397-5147 — Mon–Fri 9 AM–6 PM EST
Submit DSCR Information
Send your contact and property details for manual review. This is an inquiry, not a full loan application. We will contact you about next steps.
DSCR Calculator & Pre-Approval — New TabRelated Programs
Financing one apartment building or mixed-use asset? See our Multifamily & Mixed-Use overview. This page is specifically for blanket loans covering multiple separate residential rentals.
DSCR Rental Loans · Single Property
Many options focus on 1–4 units; a selected buy-and-hold option may consider eligible multifamily up to 12 units.
View Program →Fix & Flip Loans
Short-term financing for eligible U.S. renovation projects; property scope depends on the selected program.
View Program →