Portfolio DSCR Loans
One loan. One payment. One closing. Consolidate 3 or more investment properties under a single blanket DSCR loan and simplify your portfolio.
HOW IT WORKS
How Portfolio DSCR Loans Work
The Portfolio DSCR loan is a blanket mortgage covering multiple investment properties under one loan. Instead of financing each property individually, the lender evaluates the entire portfolio as a package. The DSCR is calculated on the aggregate rental income and aggregate PITIA across all properties.
This means a property with a 0.85x DSCR can be included in the portfolio as long as the overall portfolio DSCR is 1.0x or higher. Strong cash-flowing properties offset weaker ones.
Properties can be in different states, different property types, and different markets. The lender appraises each property individually but underwrites them as a single loan. Closings take 30-45 days due to the number of appraisals and title searches involved.
Release clauses allow you to sell individual properties from the portfolio without paying off the entire loan. The lender specifies a release price (typically 110-125% of the allocated loan amount for that property). This gives you the flexibility to rotate properties out of the portfolio as your strategy evolves.
REQUIREMENTS
Do You Qualify for a Portfolio DSCR Loan?
You Qualify If
- You own 3 or more investment properties you want to consolidate
- Your aggregate portfolio DSCR is 1.0x or higher across all included properties
- Your FICO score is 680 or higher
- You have 25%+ equity across the portfolio (or 25% down for a purchase portfolio)
- Your combined loan amount is $500,000 or more
- You want one monthly payment instead of multiple separate mortgages
- You want to pull cash out of an entire portfolio at once
This May Not Be Right If
- You have fewer than 3 investment properties
- Your combined loan amount is below $500,000
- You want to sell individual properties frequently without restriction
- Your aggregate DSCR across all properties is below 1.0x
- Your FICO score is below 680
Not sure? A specialist can review your specific scenario.
DEAL EXAMPLE
Real Portfolio DSCR Deal
Robert T., Ohio
6 single-family rentals in Columbus, OH
Portfolio DSCR"I had six properties with no debt and no liquidity. My broker put them all under one DSCR loan, handed me $966K in cash, and the portfolio still cash flows $1,741 a month. I went from 6 properties to a plan for 10."
Robert T., Ohio
Results may vary. This is a representative example, not a guarantee of future performance.
SPECIALIST STRUCTURING
How a Specialist Structures a Portfolio DSCR Deal
Portfolio DSCR programs vary widely between lenders. Overlays, exception tolerance, and program guidelines shift constantly. Your matched specialist's job is not to send you a rate sheet. It's to structure your file for the lender most likely to approve it. Here's what that looks like in practice.
Lender Overlay Mapping
Every Portfolio DSCR lender has different overlays: credit minimums, reserves, property condition rules, and exception tolerance. Your specialist knows which lenders' overlays match your scenario.
File Presentation
How a file is presented to an underwriter often determines approval. Your specialist frames the narrative (compensating factors, rent comps, reserves) to give your file the best chance.
Exception Hunting
When an automated decision says no, the specialist asks why and what would change it. That's the difference between losing a deal and saving it.
Pivot When Needed
If the first lender declines, your specialist pivots to a second within 48 hours, not weeks. The 70+ lender network exists to keep deals moving when one path closes.
Loan terms and approval are subject to your specialist's review, full underwriting, appraisal, and the matched lender's specific guidelines. This is not a loan offer or commitment to lend.
COMPARE
How Portfolio DSCR Compares
| Feature | Portfolio DSCR | Standard DSCR | Bridge-to-DSCR |
|---|---|---|---|
| Min DSCR | 1.0x (aggregate) | 1.0x | None (bridge) / 1.0x (perm) |
| Min Down Payment | 25% | 20% | 15% (bridge) / 20% (perm) |
| Min FICO | 680 | 660 | 660 |
| Best For | 3+ property bundles | Cash-flowing rentals | BRRRR investors |
| Unique Feature | Aggregate DSCR across portfolio | No income docs, no property cap | Two-phase: bridge + permanent |
FAQ
Portfolio DSCR FAQ
Most portfolio DSCR lenders require a minimum of 3 properties. Some will do 2 if the combined loan amount exceeds $500,000. There is no practical maximum, though lenders typically batch 20-30 properties per loan.
No. Properties can be in different states, different cities, and different property types (SFR, condo, 2-4 unit). The lender evaluates the portfolio as a whole.
Not to an existing portfolio loan. You would need a new loan for additional properties. If you want to consolidate new acquisitions with your existing portfolio, you can refinance the entire batch into a new portfolio loan.
Portfolio loans include release clauses. You pay the lender a release price (typically 110-125% of that property's allocated loan amount) and the property is released from the blanket mortgage. The remaining properties stay in the loan.
The scale of the loan amount ($500K-$10M+) gives lenders more margin, so program terms can be favorable. Closing costs are higher because each property requires its own appraisal and title search. Your specialist will compare bundled vs. individual loan structures for your specific portfolio.
READY?
Ready for a Portfolio DSCR Loan?
One loan. One payment. One closing. Consolidate your rental portfolio with a specialist who structures portfolio DSCR deals.
Match Me With a Specialist