Loan structure
Rental portfolio loans, matched to your deal
A rental portfolio loan finances several income properties under a single facility rather than one loan per asset, sometimes called a blanket loan. It is underwritten on the combined income of the group, which lets a portfolio that has grown property by property be consolidated into one payment, one maturity and one lender relationship. The mechanics that matter most are the release provisions, meaning what happens when the owner wants to sell one property out of the pool.
- 5,000+loan programs screened
- 5–8matches on a typical deal
- $0 upfrontto submit and compare offers
- 0.50–1.00%broker fee, paid only at closing
Who is a rental portfolio loan actually for?
Investors who have accumulated a group of rental properties on separate loans and now carry a different maturity, rate and lender on each one. Consolidating removes that administrative drag and often improves terms, because the lender is underwriting a diversified income stream rather than a single asset whose vacancy is total when it happens.
It also suits investors buying a package of properties in one transaction, where financing each separately would be slower than financing the group.
What do portfolio lenders disagree about?
Release provisions above all: whether an individual property can be sold out of the pool, what has to be repaid when it is, and whether a replacement asset can be substituted in. Programs also differ on the minimum number of properties, on whether the assets must sit in one market or may be spread across several, and on how much concentration in a single property they will accept before the pool stops behaving like a portfolio.
How does getting matched actually work?
You describe the deal once — about five minutes — and it is screened against 5,000+ loan programs. Most deals return 5–8 matches, and the median first offer arrives in under an hour. There is $0 upfront; the fee is 0.50–1.00%, paid only at closing.
YieldStack is a commercial mortgage brokerage, not a lender. The rate, the leverage and the credit decision belong to the lenders competing for your deal; our job is making sure the right ones see it at the same time, so the terms you compare are real competition rather than one desk’s appetite.
What do lenders actually look at?
Every program weighs these in its own way — which is the argument for several quoting at once.
- Combined income across the pool against the proposed payment
- Concentration, meaning how much of the income depends on any one property
- Condition and occupancy across the whole group, not just the strongest assets
- Release and substitution mechanics, and what they cost
- The entity structure holding the properties
Frequently Asked Questions
How many properties does a portfolio loan need?
It depends on the program. Some will write a blanket facility over a handful of assets, others set a higher floor. The minimum is a program rule and it varies more than most borrowers expect.
Can I sell one property out of a blanket loan?
That is what the release provision governs. Most programs allow it against a partial repayment, and the terms of that release are one of the most important things to compare between offers.
Do the properties have to be in the same market?
Not always. Some programs require geographic concentration, others prefer diversification across markets. It is worth putting the file in front of both kinds.
Does a portfolio loan qualify on rent rather than personal income?
Usually. These are business-purpose loans underwritten on the income the pool produces, in the same way a single rental loan is underwritten on one property income.
Can I add a property to an existing portfolio loan?
Some facilities allow substitution or addition, many do not. If growing the pool matters, it belongs in the conversation before terms are agreed rather than after.
What happens if one property goes vacant?
The pool absorbs it, which is much of the appeal: combined income continues covering the payment where a single-asset loan would be fully exposed. Lenders test concentration precisely because that cushion has limits.
Is YieldStack a lender?
No. YieldStack is a commercial mortgage brokerage, not a lender. Every term sheet comes from a lender in the network and is subject to that lender's underwriting.
Does it cost anything to see terms?
No. It costs $0 upfront to submit a deal and review offers; YieldStack's broker fee is 0.50–1.00% of the loan amount and is paid only at closing.
Is financing guaranteed?
No. Every credit decision is made by the lender; YieldStack arranges the introductions and negotiates on the borrower's side, and no loan, rate, or closing is guaranteed.
Next step
One deal.Several lenders.
YieldStack is a commercial mortgage brokerage, not a lender.