Home / Loans / Investment Property Loans / Rental Portfolio Loans

Rental Portfolio Loans in California

Two to ten California rentals under one 30-year loan. One closing, one payment, qualified on the rent instead of your personal income.

Anatoliy KanevskyFounder · NMLS #2775380

Request a Call Call 310-654-1577

Rental portfolio loan terms

Properties: 2–10 in one blanket loan
Loan amount: Up to $2M total
Purchase or rate-and-term: Up to 80% LTV
Cash-out refinance: Up to 75% LTV
DSCR minimum: 1.05 gross rent divided by the monthly payment
Term: 30 years fixed, ARM or interest-only
Income documents: None no tax returns, W-2s or pay stubs
Credit score: From 660 700+ for 80% LTV

What is a rental portfolio loan?

A rental portfolio loan, also called a blanket loan, is one long-term loan secured by several rental properties at once, here two to ten. It replaces separate mortgages with one closing and one payment, and it qualifies on the properties’ rent rather than your personal income.

How is a portfolio loan qualified?

On the debt-service coverage ratio: the portfolio’s monthly gross rent divided by its monthly principal, interest, taxes, insurance and HOA. The minimum is 1.05, and leverage depends on credit.

How the debt-service coverage ratio is calculated
Example portfolio of five rentals	Monthly
Gross rent (lower of leases and the appraiser’s market rent)	$12,000
Principal, interest, taxes, insurance and HOA (PITIA)	$10,500
DSCR = $12,000 ÷ $10,500	1.14 — above the 1.05 minimum

Maximum loan-to-value by credit score
Credit score	Purchase	Rate-and-term refinance	Cash-out refinance
700 and above	80%	80%	75%
680–699	75%	75%	70%
660–679	65%	65%	60%

What you will need

An LLC or corporation as the borrower; owners with 20% or more guarantee
Current leases and a rent roll for every property
Two consecutive statements showing closing costs and reserves
Entity documents: articles, EIN letter, operating agreement and certificate of good standing

What happens after you send a deal

Same person from the first call to the payoff.

We look at the numbersAddress, price, budget, what it will sell or rent for, and your track record. By form or by phone. No application and no credit check yet.
You get a straight answerWhich program fits and roughly how much leverage to expect, before you pay for an appraisal. If the deal doesn’t work, we say so.
Written termsCredit is checked with a soft pull that doesn’t touch your score. Then we order the appraisal and line up title, insurance and your entity documents.
Close in your LLCOne payment for the whole portfolio, with escrow for taxes and insurance.

Anatoliy Kanevsky, founder of West Coast Capital Mortgage

Send me the rent roll first

Send me the addresses, the rents, rough values and what you owe on each one. I’ll run the DSCR and tell you how much the portfolio supports.

Anatoliy Kanevsky, founder · NMLS #2775380 · CA DRE #01385024 Direct line 310-686-5053 · Burbank office

Questions about portfolio loans

Can I mix property types in one portfolio loan?

Yes. Single-family homes, 2–4 unit properties, townhomes, PUDs and condos can be combined in one loan.

Can I sell one property later?

Yes. Pay 120% of the loan amount allocated to that property and it is released.

Is there a prepayment penalty?

You choose: five, four, three or one year, or no penalty.

What credit score do I need?

From 660, or 700 for 80% LTV.

Do the rentals need to be leased?

Yes. At least 90% of the units should be leased, on 12- to 36-month leases.

How much cash do I need in reserve?

Closing costs plus three months of payments for a purchase, or six months for a refinance.

When can I do a cash-out refinance?

After 90 days of ownership.

Can foreign nationals get a portfolio loan?

Yes, up to 65% LTV.

I only have one rental. Which loan fits?

A single-property DSCR loan. Portfolio loans start at two properties.

Do I need an LLC or corporation?

Yes, the loan closes in your LLC or corporation. No entity yet? Set one up before closing.

Which states do you lend in?

California, Florida and Texas. For investment property in other states, see West Coast Capital Investment, our investor-lending site, where you can check availability for your property. Terms can vary by market, and we confirm what applies to your property on the first call.

Not quite this deal?

Investment Property LoansCompare every program side by side.
Fix and Flip LoansUp to 90% of purchase and 100% of rehab.
Ground-Up Construction LoansLand plus 100% of the construction budget.
Investor Bridge LoansFinished properties listed for sale or leasing up.
Multifamily Bridge Loans$2M–$5M value-add loans in California.
DSCR LoansQualify a single rental on its rent.
Hard Money Loans in CaliforniaPrivate money to buy, fix, build or bridge.
Hard Money Loans in Los AngelesLos Angeles office, loans across LA County and the Valley.
Blanket Loans for Rentals Outside CaliforniaTexas, Florida and other states, at West Coast Capital Investment.

Ready to put your rentals under one loan?

Send the addresses, rents, values and current payoffs. You’ll hear the DSCR and how much the portfolio supports.

Tell Me Your Scenario Call 310-654-1577

Anatoliy Kanevsky reviews investor deals himself. Direct line 310-686-5053

Business-purpose loans only. The programs on this page finance non-owner-occupied investment property purchased or refinanced by an LLC or corporation. They are not available for personal, family or household purposes or for a home you live in. Owners typically sign a personal guarantee. Loans are made or arranged by West Coast Capital Mortgage (NMLS #2817729, CA DRE Corporation License #02440065) and funded by our private lender. Figures are program maximums under current program guidelines as of November 5, 2026. Actual leverage, loan amount, rate, term and eligibility depend on experience, credit, liquidity, the property, the market and underwriting. Some markets receive lower leverage or are not eligible, and programs change without notice. Nothing on this page is an offer of credit, a rate quote or a commitment to lend.