Single loan instead of 5-50
One application, one underwriting event, one closing, one monthly payment. The administrative compression alone is meaningful at scale.
Portfolio and blanket loans for Texas investors.
One loan covering 5 to 50+ properties. For Texas landlords scaling beyond Fannie's 10-property cap, with release clauses for individual sales.
- 5+ properties on one loan
- Release clauses for sales
- Beyond conventional 10-cap
A single mortgage that covers an entire rental portfolio.
A portfolio (or blanket) loan is a single mortgage that covers multiple investment properties (typically 5 or more), cross-collateralized so all properties secure the loan together. The structure includes "release clauses" allowing individual properties to be sold, with the proceeds releasing that property from the lien. Portfolio loans are the standard tool when investors hit Fannie Mae's 10-property cap or want to consolidate dozens of individual mortgages into one streamlined structure.
How a portfolio loan goes from inquiry to close.
- 01
Aggregate the property portfolio
We pull together the property list — addresses, current loans, rent rolls, occupancy, and condition. The portfolio gets underwritten as a pool, so the inventory work is front-loaded.
- 02
Lender appraises and underwrites the entire pool
Each property gets an appraisal (often broker price opinions on smaller properties) and the entire pool is underwritten on blended DSCR, blended LTV, and overall portfolio quality.
- 03
Single closing with cross-collateralization
One closing event. All properties secure the single note. Title work is heavier than a single-asset loan but condensed into one timeline.
- 04
Make consolidated payments
One payment per month replaces 5 to 50+ individual mortgage payments. Cleaner accounting, simpler tax season, and easier to delegate to a property manager.
- 05
Sell individual properties using release clauses
When you sell one property out of the portfolio, the release clause lets you pay down the proportional portion of the blanket loan and release that property from the lien — without disturbing the rest of the portfolio.
Built for Texas landlords scaling past 10 properties.
Once you cross the Fannie/Freddie 10-property cap, conventional financing options narrow sharply. Portfolio and blanket loans are the standard tool for investors at that scale — a single underwriting event, one payment, cross-collateralization that improves blended leverage, and release clauses that keep the portfolio liquid. We work portfolio files for landlords across DFW, Houston, Austin, and San Antonio and know which lenders price sharpest at each portfolio size.
Portfolio is the right tool when:
- You own 5+ Texas rental properties already
- You are approaching or past the Fannie 10-property cap
- You own a mixed-quality portfolio that needs one structure
- You are buying multiple properties at once (portfolio acquisitions)
- You are doing a portfolio refinance to consolidate notes
Why portfolio loans win for Texas multi-property landlords.
Release clauses for individual sales
When you sell a property out of the pool, the release clause pays down the proportional principal and releases that asset — the rest of the portfolio keeps running unchanged.
Cross-collateralization improves blended leverage
Stronger properties carry weaker ones in the underwriting. A portfolio with mixed DSCR and condition can land at a higher blended LTV than the weakest property could get standalone.
Longer amortization possible
Up to 30-year amortization on many portfolio products — meaningful cash flow benefit versus the shorter terms common in commercial multifamily lending.
Bypass the Fannie 10-property cap
Portfolio underwriting has no Fannie/Freddie property-count limit. You can grow past 10, past 25, past 50 properties without cap pressure.
Texas-specific lender expertise
Texas property tax variability, homestead protections, and HOA structures all factor into portfolio underwriting. We work with portfolio lenders who know Texas markets.
5-50+
Properties per loan
Portfolio loan questions, answered.
How many properties minimum?
Most portfolio lenders require a minimum of 5 properties; some accept 3-4 with strong overall metrics. Maximums commonly run 25-50 properties on a single note, with larger pools (50+) available from specialty portfolio lenders.
How do release clauses work?
A release clause lets you sell an individual property out of the portfolio without unwinding the entire loan. At sale, you pay down a proportional share of the blanket principal (typically 110-125% of that property's allocated balance), and the lender releases that property from the lien. The rest of the portfolio keeps running.
What is the typical LTV?
Blended LTV typically runs 60-75% across the portfolio. Properties with stronger DSCR and condition get weighted toward the upper end; weaker properties pull blended LTV down. The whole-pool calculation is what carries the file.
How does pricing compare to individual mortgages?
Portfolio rates are typically 50-150 basis points above conforming investment-property pricing, depending on portfolio size, blended DSCR, and credit. The trade is rate for scale: you give up some basis points to bypass the 10-property cap, consolidate payments, and gain release-clause flexibility.
Can I add properties later?
Some portfolio lenders allow add-on properties to an existing blanket loan via amendment; others require a refinance of the whole pool to add new collateral. We pick the lender structure based on your acquisition pace.
What about properties that vacate or default?
Cross-collateralization means the rest of the portfolio absorbs any single property's vacancy or non-payment, as long as the overall pool DSCR holds above the lender's threshold (typically 1.0). That is exactly the resilience benefit of pooling — single-property vacancy does not break the loan.
Scale your Texas portfolio with one loan.
Portfolio loan requirements at a glance.
- 5+ investment properties
- 60-75% blended LTV across the pool
- FICO 680+ typical
- Reserves of 6+ months PITIA across all properties
- Texas properties (some lenders allow multi-state pools)
- Property condition + tenant occupancy verified
- Established landlord track record helpful
- Blended DSCR of 1.0 or higher across the portfolio
Portfolio Loan vs Multiple DSCR Loans vs Conventional 10-Cap.
| Property count | Underwriting | Closing complexity | Best for | |
|---|---|---|---|---|
| Portfolio / Blanket | 5-50+ | Pool DSCR + blended LTV | One closing, heavier title | Landlords scaling past 10 properties |
| Multiple DSCR Loans | 1-10 typical | Per-property DSCR + LTV | One closing per property | Investors with 1-10 properties wanting per-asset financing |
| Conventional Investment | 1-10 max (Fannie cap) | Personal income + DTI | One closing per property | Investors with strong personal income inside the 10-cap |
Ready to move on a Portfolio / Blanket Loan?
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Other ways we close
DSCR Loan
Per-property cash-flow underwriting — the standard alternative when you want individual financing per asset rather than a blanket structure.
Learn moreBridge / Hard Money
Short-term financing for portfolio acquisitions or for holding assets while you consolidate into a portfolio refinance.
Learn moreFix-and-Flip Loan
Short-term rehab financing for properties that will eventually roll into the portfolio after stabilization.
Learn more