Two to fifteen rentals of one to four units
Rental properties of one to four units each, all in the same state. Every property is appraised, and each must be worth at least the program’s minimum.
Portfolio rental loans
Portfolio loans for rental properties: several rentals, one loan.
Some programs let an investor finance several rental properties with one loan, one closing and one monthly payment, based on the rent the properties bring in together rather than your personal income. No tax returns or pay stubs; credit, assets, experience and the appraisals are still checked. For business purposes only.
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- Direct, licensed mortgage lender
- NMLS #103098
- Equal Housing Lender
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Pick the one closest to you. A few short questions follow, and a licensed loan officer gets back to you.
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Fidelity Residential · NMLS #103098 · Equal Housing Lender
- Direct, licensed lenderNMLS #103098. Check our licences on NMLS Consumer Access.
- One loan, one closing, one paymentSeveral rental properties under a single mortgage.
- The rents do the workNo tax returns or pay stubs for the income.
- A licensed loan officerA real person works through the portfolio with you.
The basics
How a portfolio rental loan works
A portfolio rental loan, also called a blanket loan, is one mortgage secured by several rental properties at once: from two to fifteen properties of one to four units each, all in the same state. Instead of a separate loan, closing and payment for each property, there is one loan, one closing and one monthly payment.
It is a rental-income loan. The rents from all the properties together must cover the loan payment by a set margin, and each property’s rent must cover its own share of the payment by the same margin. No tax returns, pay stubs or debt-to-income ratio are used; your credit, your assets, your record as a landlord and an appraisal of every property are still checked.
Title is held by a business entity, such as a limited liability company, and its owners give a personal guarantee. When you sell or refinance one of the properties, it can be released from the loan without paying the whole loan off, on terms set in the loan documents.
Who it suits
- Experienced investors with a year or more of owning and managing rental property
- Owners of several rentals in one state who want one loan and one payment instead of many
- Investors who hold title in a company, with the owners giving a personal guarantee
- Investors who plan to sell or refinance one property at a time, with the rest staying in the loan
Not for a property you will live in, for rentals let by the night or week, or for buildings of five or more units.
The loan
What a portfolio (blanket) loan covers
One mortgage across the properties, with each property keeping its own share of the loan.
Release of a property
Each property carries its own share of the loan. When you sell or refinance one, it can be released from the loan without paying the whole loan off, by paying down more than that property’s share, on terms set in the loan documents.
Cash-out for business purposes
Cash-out is available for business purposes, within limits that depend on how much is borrowed against the combined value. Cash taken out for personal use is not allowed.
How a cash-out refinance worksBusiness purpose investor loans are for investment property only. A single rental is financed on our DSCR loan; a building of five to ten units gets its own five to ten unit loan.
Requirements
What the program asks for
The rents replace your income, not the rest of the file. Each figure below is the easiest tier of the program we use; the tiers do not all apply to the same loan, and the terms for your portfolio depend on your file.
- The properties. Two to fifteen properties of one to four units each, all in the same state.
- Loan amounts. From $250,000 to $2,000,000.
- Loan-to-value. Up to 75% of the combined value, depending on credit score and loan size.
- The rents. Together, the rents must cover the loan payment by 1.10 times, and each property’s rent must cover its own share of the payment by 1.10 times. No personal income is used.
- The appraisals. Every property is appraised, and each must be worth at least $150,000.
- Release of a property. Individual properties can be released from the loan when sold or refinanced, on terms set in the loan documents: a paydown of 120% of that property’s share of the loan.
- Experience. For experienced investors: at least a year of owning and managing rental property in the last five years.
- Title. Title is held by a business entity, with a personal guarantee from its owners.
- Credit history. Four years must have passed since a foreclosure, short sale, deed-in-lieu or bankruptcy.
- Short-term rentals. Income from a property let by the night or week cannot be used.
- Cash-out. Available for business purposes, within limits that depend on loan-to-value.
The figures above were checked on 11 October 2026 against the program we use and will be reviewed by 11 November 2026. They are program limits, not an offer, a rate or a loan decision; programs change their terms without notice, and the terms for your portfolio depend on credit, the rents, the appraisals and underwriting review. Business purpose investor loans are for investment property only.
How it works
The steps to a portfolio rental loan
Tell us about the properties
The address, units and lease of each property, the entity that will hold title, and whether you are buying, refinancing or taking cash out. No income documents.
Credit, assets and experience
We check credit for each guarantor, you send statements for the down payment, closing costs and reserves, and you show your record of owning and managing rental property.
Appraisals and the ratios
Every property is appraised with a market rent schedule. We work out the ratio for the whole loan and for each property’s share of it.
Sign and close
You sign the business-purpose and occupancy statements and the personal guarantee. One closing covers every property, and from then on there is one monthly payment.
Documents
What documents you need
No tax returns or pay stubs. Most investors can start with these.
- A list of the properties with the current lease for each one
- Bank or investment statements for the down payment, closing costs and reserves
- Your record as a landlord: the rental property you have owned and managed
- Company documents for the entity that holds title, and the personal guarantee of its owners
- Your purchase contracts, when you are buying
- Photo identification for each guarantor
Questions
Common questions about portfolio rental loans
How many properties can go in one loan?
From two to fifteen properties of one to four units each, all in the same state. A building of five or more units gets its own loan: see our five to ten unit loans.
Do the properties all have to be in the same state?
Yes. Every property in the loan must be in one state. Rentals in a second state would go under a separate loan.
Can I sell one of the properties later?
Yes. A property can be released from the loan when you sell or refinance it, without paying the whole loan off, by paying down more than that property’s share of the loan, on terms set in the loan documents.
Do I need experience as a landlord?
Yes. The program is for experienced investors with at least a year of owning and managing rental property in the last five years. Tell your loan officer about the properties you own now.
Can my company hold title?
Title is held by a business entity, such as a limited liability company, and its owners give a personal guarantee. Your loan officer tells you which company documents to send.
Can short-term rentals be included?
No. Income from a property let by the night or week cannot be used in a portfolio loan. For a single short-term rental, see our short-term rental loans.
Can I take cash out?
Yes, for business purposes, within limits that depend on how much is borrowed against the combined value. Cash taken out for personal use is not allowed.
Is there a prepayment penalty?
Many business-purpose rental loans carry a prepayment penalty in the first years, where the law allows one. Your loan officer explains the terms of this loan, including any penalty, before you decide.
Do you lend in my state?
Fidelity Residential is licensed in many states. The full, current list is on NMLS Consumer Access (opens in a new tab), or call us at 732-686-9999. Business purpose loans follow their own list of states; a loan officer can confirm it for your properties.
Have a portfolio in mind?
Get a quote, apply online, or talk it through with a licensed loan officer.
This page is general information, not a commitment to lend. Programs, terms and eligibility depend on credit, property, rent and underwriting review and are subject to change without notice. Business purpose investor loans are for investment property only.
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