What We Fund

Rental portfolio loans — finance multiple rentals under one loan

The short answer

TSG Capital arranges rental portfolio loans — a single business-purpose (blanket) loan that finances or refinances multiple rental properties at once, qualified on the portfolio's combined cash flow rather than personal income. These loans typically fund up to roughly 75% LTV across the pool with long-term, DSCR-style structures, and often allow release provisions so you can sell individual properties. One application, our full lender network.

A rental portfolio loan (also called a blanket loan) rolls multiple rental properties into one facility with one payment, one closing, and one underwriting review. Instead of juggling ten separate mortgages, a portfolio investor finances the whole pool together — qualified on the combined debt-service coverage of the properties, not on personal tax returns. It is the natural next step for buy-and-hold investors who have scaled past what conventional lending will efficiently handle.

Lenders in our network typically lend up to roughly 75% of the portfolio's value with long-term, DSCR-style terms — 30-year and interest-only options are common — and evaluate the pool on its blended cash flow, occupancy, and condition. Well-structured portfolio loans usually include a partial-release provision: you can sell an individual property out of the blanket by paying down an agreed portion of the balance, so the loan does not trap your assets. Cash-out against accumulated equity across the pool is frequently available to fund the next round of acquisitions.

Pricing depends on portfolio size, leverage, blended DSCR, property mix, and credit — quoted as ranges rather than a single number. TSG Capital is a financing arranger: we package the rent roll and property schedule once and take it to portfolio lenders, comparing structure, release terms, and pricing, and bring back the option that fits how you plan to grow or harvest the portfolio.

Typical terms

Figures below are typical ranges across our lender network — they are not a quote or a guarantee. Your actual terms depend on the lender, the deal, your experience, and the property's location.

Leverage

Typically up to ~75% LTV across the pooled properties

Term

30-year and interest-only, DSCR-style options

Rate

Priced on portfolio size, blended DSCR, and leverage — quoted as a range

Points

Origination points vary by lender and portfolio; commonly 1–3

Time to close

One closing for the whole pool; timing scales with property count

Is this loan structure a fit?

Best fit	Typical exit	Lender focuses on
Five or more stabilized rentals	Long-term hold or consolidation	Blended DSCR, occupancy, property mix

Who it's for

Buy-and-hold investors with 5+ rentals who want one loan and one payment
Operators past conventional mortgage limits looking to consolidate
Investors who want cash-out across accumulated portfolio equity
Entities that need partial-release flexibility to sell individual doors

What to prepare before requesting terms

A complete file is easier for lenders to price and materially reduces avoidable back-and-forth. Start with the items below; a lender may request additional documents after initial review.

Property address and purchase contract

Entity documents and signer identification

Requested loan amount and intended exit

Current property photos and insurance contact

Property schedule, rent roll, and current debt

Occupancy, expenses, and requested release terms

Frequently asked questions

What is a rental portfolio loan?+

A single business-purpose (blanket) loan that finances or refinances multiple rental properties together, qualified on the pool's combined cash flow. It replaces many separate mortgages with one facility and one payment.

How many properties can go in a portfolio loan?+

It varies by lender, but portfolios commonly start around 5 properties and can run to dozens. The pool is underwritten on blended cash flow, occupancy, and condition.

Can I sell one property out of a blanket loan?+

Usually yes. Well-structured portfolio loans include a partial-release provision that lets you sell an individual property by paying down an agreed portion of the balance.

Do portfolio loans require personal income documentation?+

Generally no — like single-property DSCR loans, they qualify on the portfolio's debt-service coverage rather than tax returns or pay stubs.

Can I get cash out on a portfolio refinance?+

Often yes. Many investors refinance an existing pool to pull out accumulated equity and fund the next round of acquisitions, typically at somewhat lower leverage than a rate-and-term deal.

Are these consumer loans?+

No. Portfolio loans are business-purpose loans on non-owner-occupied investment real estate held by business entities.