What types of Portfolio Lending Programs are Available?

What Types of Portfolio Lending Programs Are Available for Rental Investors?

Rental Home Financing offers residential portfolio financing for purchase, refinance, partner buyouts, and cash-out transactions. Our programs are designed for investors who own multiple rental properties and want to consolidate them under a single blanket mortgage rather than managing separate loans on each asset. Loan amounts range from $500,000 to $50 million.

Here is a summary of our core program features:

• Up to 80% loan-to-value (LTV) -- for purchase and rate-term refinance transactions (75% for cash-out)
• Minimum .75x DSCR -- underwriting is based on portfolio cash flow, not personal income
• 30-year amortization -- long-term amortization keeps monthly payments manageable
• 5-year and 10-year fixed rate terms -- lock in your rate for the initial term period
• 5-year floating rate option -- adjustable rate for borrowers who prefer flexibility or expect to refinance
• Entity-based lending -- all loans close in LLCs or corporations, providing asset protection through proper legal structuring
• Assumable loans -- transfer the loan to a qualified buyer without triggering a due-on-sale clause
• Not sure which program fits? -- use our Loan Recommender to find the right match in under 60 seconds

How Does Portfolio Lending Differ From Traditional Residential Mortgages?

Traditional residential lenders like banks, credit unions, and agency-backed programs (Fannie Mae, Freddie Mac) underwrite each property individually and cap the number of financed investment properties per borrower. Fannie Mae limits borrowers to 10 financed properties, and many banks stop at four. Portfolio lending eliminates these limitations entirely. We finance portfolios of 5 to 500+ properties under a single loan, and our underwriting focuses on the income the portfolio generates rather than the borrower's personal income or debt-to-income ratios.

This approach is particularly valuable for investors in growth mode. Rather than hitting a ceiling at 10 properties and needing to find alternative financing for each additional acquisition, you can continuously roll new properties into your blanket loan or refinance your entire portfolio as it grows. Pricing actually improves as your portfolio scales, because larger loan amounts qualify for more competitive rate tiers.

Which Program Is Right for My Situation?

The best program depends on your investment strategy. If you plan to hold your portfolio long-term and want payment certainty, a 10-year fixed rate with 30-year amortization locks in predictable costs. If you are actively acquiring and expect to refinance within a few years, a 5-year fixed or floating rate keeps your initial costs lower. If you are buying out a partner or extracting equity for new acquisitions, a cash-out refinance can be structured under any of these terms. Our lending team can match the right program to your specific goals.

Compare all available options on our 30-year fixed rate DSCR loan program page.