One ratio for the whole book
A blanket loan is underwritten on combined rent against combined housing expense. Strong properties can carry weaker ones, which is the main appeal. The flip side: a single property with very weak coverage drags the total, and some programs also set a floor that each property must meet individually.
Run each property through the DSCR calculator, write the rent and housing expense down, and add the columns. That combined ratio is your starting point.
Release provisions
If you plan to sell individual properties over time, ask how releases work: what portion of the loan must be paid down to release one property, and whether the remaining pool still has to meet a coverage test afterward. Release terms vary considerably and are worth comparing across lenders.
When separate loans still win
Separate loans keep each property independent, which can be simpler if you expect to sell or refinance properties on different timelines. A blanket loan simplifies administration but ties the properties together. We will lay out both structures side by side when the scenario supports it.
What gets reviewed
- Schedule of properties with rents, taxes, insurance and HOA
- Combined and individual coverage
- Values and leverage across the pool
- Release provisions and cross-collateralization
- Entity structure, credit, reserves and track record
We are a mortgage broker, not a lender. We arrange and shop this financing from wholesale lenders, and program availability, leverage and terms vary by lender and by scenario. Nothing on this page is a rate quote or a commitment to lend.