Blanket Financing for Multi Property Investors
A portfolio loan, also called a blanket loan, finances multiple properties under a single facility instead of a separate loan on each asset. For investors holding five or more rental properties, this consolidates payments, streamlines underwriting, and frees up the time spent managing a stack of individual loans. The properties are cross collateralized, meaning they collectively secure the loan, which gives the lender more security and often gets the borrower better leverage or pricing. Good portfolio loans include release provisions that let you sell an individual property out of the pool by paying down an agreed portion of the balance, so you keep the flexibility to trade assets without unwinding the whole facility. Underwriting is driven by the debt service coverage ratio across the portfolio rather than the borrower's personal income, which makes these loans a fit for full time investors and those holding properties in LLCs. CapitalAx places portfolio loans through DSCR lenders, banks, and debt funds for residential rental pools, small multifamily, and mixed commercial holdings, typically from $1M to $100M+.
Deal Structure at a Glance
Who Is This For?
- Investors holding five or more rental or commercial properties
- Owners consolidating multiple individual loans into a single facility
- Buyers acquiring a package of properties in one transaction
- Full time investors underwritten on property cash flow rather than personal income
- Owners holding assets across multiple LLCs seeking unified financing
Common Use Cases
- Consolidating separate property loans into one blanket facility
- Acquiring a package of rental properties in a single closing
- Refinancing a portfolio to improve leverage or pricing
- Cash out refinancing across a pool of stabilized properties
- Scaling a rental portfolio without opening a new loan on every purchase
Borrower Scenarios
Examples of how this financing can be used.
An investor with 14 single family rentals spread across six separate loans, consolidating them into one blanket portfolio facility underwritten on strong coverage across the pool, cutting six payments down to one and improving the blended rate.
A buyer acquiring a package of eight small multifamily buildings from a retiring owner in a single closing, financing all eight under one portfolio loan rather than arranging eight individual mortgages.
A full time investor holding 22 rental units across four LLCs, refinancing into a blanket loan with release provisions that let him sell off three underperforming properties over the following two years without disturbing the rest of the facility.
An owner of a mixed residential and small retail portfolio doing a cash out refinance across the pool to fund the acquisition of two more properties, underwritten on combined portfolio cash flow rather than personal income.
Why Work With CapitalAx
We help borrowers organize portfolio loans requests and compare lending sources that may fit the transaction.
Release Provisions That Keep You Flexible
A blanket loan without a good release clause can trap you when it is time to sell. We negotiate release provisions up front so you can trade individual properties out of the pool by paying down a set portion of the balance, keeping your portfolio nimble as your strategy changes.
Portfolio DSCR Underwriting Expertise
We package your portfolio the way DSCR lenders want to see it, leading with combined net operating income and coverage across the pool. That framing gets you approved on the strength of the assets rather than your personal tax returns, and often improves the leverage you qualify for.
One Facility Instead of a Dozen Loans
Managing a separate loan on every property eats time and complicates your books. We consolidate qualifying properties into a single blanket facility with one payment and one set of covenants, and we shop the structure across DSCR lenders, banks, and debt funds for the best terms.
Tools & Calculators
DSCR Calculator
Calculate debt service coverage ratio to see if your property qualifies for DSCR financing.
Commercial Real Estate Cap Rate Calculator
Calculate commercial real estate cap rate from NOI and property value to evaluate investment returns.
Commercial Property Value Calculator
Use a commercial property valuation calculator to estimate income based value from NOI and cap rate.
Commercial Refinance Proceeds Calculator
Compare modeled loan limits and subtract payoff and costs to estimate cash out or an equity shortfall.
Related Loan Programs
Related Property Types
Looking for a different financing structure? Browse all loan programs.