A rental portfolio loan is a single mortgage that finances multiple investment properties under one loan. Instead of separate loans on each property, you consolidate them into one loan with one monthly payment, one closing, and one set of fees. All properties serve as collateral through cross-collateralization, and qualification is based on the portfolio’s combined rental income (blended DSCR) rather than your personal income.
Ternus requires a minimum of 3 properties per portfolio loan. There is no maximum cap. Whether you’re bundling 3 properties or 20, we structure the loan to fit your portfolio.
Ternus requires a minimum blended DSCR of 1.0 across the portfolio. This means total monthly rental income must equal or exceed total monthly PITIA. Individual properties can have a DSCR below 1.0 as long as the portfolio average meets the minimum. A blended DSCR of 1.25 or higher qualifies for the best rates and terms.
In the investment property lending space, the terms are used interchangeably. Both refer to a single loan secured by multiple properties through cross-collateralization. Some lenders brand their product as a “blanket loan” or “blanket mortgage,” others call it a “portfolio loan.” The structure, qualification criteria, and terms are effectively the same. At Ternus, we use “portfolio loan” because our borrowers are building portfolios, not just bundling assets.
Yes. Ternus portfolio loans include a release clause that allows you to sell or refinance individual properties without paying off the entire loan. The release price is typically 110%–120% of the property’s allocated loan balance. The remaining portfolio must maintain acceptable LTV and DSCR ratios after the release. Release terms are documented at closing.
Yes. Ternus requires borrowing through a legal business entity, LLC, LP, or corporation. Portfolio loans are business-purpose loans and cannot be made to individuals in their personal name. A personal guarantee from the individual members or managing partners is also required.
Ternus requires a minimum FICO score of 660 for portfolio loans. Higher credit scores qualify for better rates and higher LTV options. There is no maximum income or net worth requirement, qualification is based on the portfolio’s cash flow (DSCR), not your personal earnings.
Ternus portfolio loans are full recourse with a personal guarantee. This means the individual guarantor is personally responsible for the loan obligation. Non-recourse options may be available for larger portfolio loans, contact a loan officer to discuss your specific situation.
Portfolio DSCR loan rates in 2026 generally range from 6.00% to 8.50%, depending on credit score, LTV, DSCR, and property count. Rates are slightly higher than individual DSCR loans (typically +0.125%–0.50%) due to the added complexity of multi-property underwriting. Contact Ternus at (972) 755-1880 for a custom rate quote based on your specific portfolio.
Typical closing timeline is 30–45 days for portfolios of 3–5 properties in a single state. Larger portfolios or properties across multiple states may take 45–60 days due to appraisal scheduling. Ternus issues term sheets within 24 hours of receiving your portfolio details.
Yes. Ternus offer DSCR portfolio loans in 39 states and can include properties from multiple states in a single portfolio loan. Multi-state portfolios may require additional closing time. Check our full coverage at https://www.ternus.com/where-ternus-lends/.
Yes. Ternus offers cash-out refinancing on portfolio loans at up to 75% LTV. This allows you to pull equity from appreciated properties across your portfolio in a single transaction, without selling any assets. The cash can be used for any business purpose, new acquisitions, renovations, or reserves.
