Portfolio Loans
Blanket financing for investors with 5+ properties. Simplify your portfolio with one loan, one payment, and one lender relationship.
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Portfolio Loans for Michigan Real Estate Investors
Portfolio loans — also called blanket loans — allow real estate investors to finance multiple properties under a single loan structure, rather than carrying individual mortgages on each property. This simplifies portfolio management, reduces the number of separate loan payments and closing costs, and can make it easier to qualify as your portfolio grows. These programs are available in Michigan and most other states — if you are building a portfolio across state lines, reach out to confirm availability in your specific states.
What Is a Blanket Loan?
A blanket loan is a single mortgage that covers multiple investment properties. Instead of having five separate mortgages with five separate payments, you have one loan with one payment. The properties serve as collateral collectively, and a partial release clause typically allows you to sell individual properties without triggering repayment of the entire loan. Portfolio loans are typically offered by portfolio lenders — banks and private lenders who hold the loans on their own books rather than selling them to Fannie Mae or Freddie Mac — which gives them more flexibility in underwriting.
Qualifying with Multiple Mortgages
Conventional Fannie Mae/Freddie Mac guidelines limit investors to 10 financed properties. Once you exceed that limit, conventional financing is no longer available and portfolio or DSCR loans become the primary options. Portfolio lenders evaluate the combined cash flow of the properties rather than applying the same DTI standards as conventional lenders. This makes portfolio loans particularly valuable for investors who have strong rental income but whose personal DTI is stretched due to the number of properties they own.
Rate Structures and Terms
Portfolio loans typically carry higher interest rates than conventional investment property loans due to the non-agency nature of the financing. Terms vary by lender — some offer 30-year amortization with a 5 or 10-year balloon payment, while others offer fully amortizing terms. The rate and structure depend on the combined LTV of the properties, the portfolio's cash flow, and the borrower's overall financial profile. Your loan officer will identify portfolio lenders whose terms align with your investment strategy and hold period.
Frequently Asked Questions
Can I include properties in different counties?
Yes. Portfolio loans can cover properties in multiple Michigan counties and, depending on the lender, across multiple states. Geographic diversity within the portfolio is generally acceptable as long as the combined cash flow supports the loan.
How does a portfolio loan affect my personal credit?
Portfolio loans typically appear on your personal credit report as a single installment loan. The impact on your credit is similar to any other mortgage. Your loan officer will explain how the portfolio loan structure affects your overall credit profile.
What is the minimum number of properties required?
Requirements vary by lender. Some portfolio lenders require a minimum of 3-5 properties, while others will consider 2-property portfolios. Your loan officer will identify lenders whose minimums match your current portfolio size.
Are portfolio loans available outside Michigan?
Yes — our portfolio loan programs are available in Michigan and most other states. If you are building a portfolio that includes properties in other states, please reach out to confirm availability in those specific states.
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