Quick answer
A blanket or portfolio DSCR loan covers multiple rental properties under a single loan, underwritten on the combined rent and payment of the group. Minimum property counts, release provisions, and geographic rules vary by lender.
Who this fits
- Investors with several single-family or small multifamily rentals
- Owners refinancing a group of properties out of short-term debt
- Buyers acquiring a package of rentals from another investor
What to ask about before you sign
The big one is the release clause: if you want to sell one house out of the group, what does it cost to release it from the blanket lien? Lenders handle this differently, and it matters a lot more in year three than it does at closing.
Also ask how the lender treats a weak property in the group. Some underwrite the combined ratio; others want every property to stand on its own.
- Release provisions and partial-payoff pricing
- Combined vs. per-property DSCR tests
- Cross-collateralization terms
- Prepayment structure across the whole loan
The Texas angle. Texas portfolios often span more than one county, which means more than one appraisal district and more than one tax calendar. Have current tax statements for every property ready; it speeds up underwriting considerably.
Common questions
How many properties do I need for a blanket loan?
Minimums vary by lender. Some programs start with a handful of properties; others are built for larger portfolios. Tell us what you own and we will match it to the right programs.
Can the properties be in different Texas cities?
Often yes, though some lenders limit geography or property types. We will check that before we take your portfolio to market.
Program availability, eligibility, and terms vary by lender and are subject to underwriting and lender/investor approval. Business-purpose, non-owner-occupied investment property only.