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Program 08
Portfolio Loans in Boulder
Portfolio loans built for investors scaling their Boulder rental doors.
Instead of a separate mortgage on every door, we structure one blanket loan secured by your portfolio, with the option to release individual properties as you sell them. It is built for investors scaling past a handful of rentals, with loan amounts starting at $500,000 and terms from short to long. In Boulder County that portfolio can span a wide range of basis and tax structure in a single county, and we underwrite the properties as a set rather than one file at a time. Business-purpose only, subject to underwriting.
5+
properties
1
blanket loan
Single
payment
Most states
lending
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
Instead of a separate mortgage on every door, we structure one blanket loan secured by the portfolio, with the option to release individual properties as you sell them. It is built for investors scaling past a handful of rentals.
Who it's for
Investors with 5+ rentals
Buy-and-hold portfolios
Blanket / cross-collateral
Cash-out to keep scaling
Typical terms
Properties5 or more
StructureBlanket / portfolio
Loan amount$500K and up
TermCustom, short to long
PaymentSingle consolidated
ReleaseIndividual properties
*Typical terms, subject to underwriting and market conditions.
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Local FAQ
Portfolio Loans in Boulder, answered.
My Boulder County rentals sit in different towns. Does that complicate a blanket loan?
It changes what you underwrite for, not whether the portfolio can be financed. Boulder County's certified levies run from about 70.8 to 199.1 mills depending on the tax area, and the difference is not really about which town a door sits in, it is about which tax area. Two houses in Superior on the same street can carry very different total levies depending on which metro district taxes them, so a portfolio-level file should list tax area, not just city, for every property.
If I add a Boulder property to my portfolio loan, does its rental license come with it?
No. A Boulder rental license does not transfer with the property, and a change in ownership ends it. Every long-term rental in the City of Boulder needs its own four-year license, and a transfer of ownership triggers a fresh inspection before the license reissues. Budget the inspection and relicensing timeline into any acquisition you plan to fold into the portfolio, since the seller's license does not carry the deal.
Does every property in a Boulder portfolio need to meet the same energy standard?
Yes, independently, door by door. Every licensed rental unit in the City of Boulder must meet the SmartRegs energy efficiency standard as a condition of its own rental license, either the 100-point prescriptive path or a HERS rating of 120 or less. A portfolio does not average out; each unit carries its own compliance record, and an older property you add to the portfolio may need efficiency work before it can legally be leased.
Can I release one property from a Boulder portfolio loan when I sell it?
Yes, that is the structure. Rather than a separate mortgage on every door, the blanket loan covers the whole portfolio with the option to release individual properties as you sell them, so a single sale does not require refinancing the rest of the book. Because a Boulder rental license also ends at transfer, plan the sold property's relicensing timeline separately from the loan release itself.
If my portfolio includes a property in Erie, does that create a different tax picture?
It can. Erie straddles Boulder and Weld counties, and a parcel on the Weld County side sits under a different assessor and different certified levies than a Boulder County parcel. If your portfolio includes an Erie property, confirm which county the parcel is actually assessed in before treating it as part of the same Boulder County tax picture as the rest of the book.
Does Colorado require a specific entity structure to hold a rental portfolio?
Colorado does not impose a special entity mandate for holding rental property. The state has no franchise tax, no gross receipts tax, and no entity-level net worth tax on an LLC, and pass-through owners are taxed at Colorado's flat individual rate. That keeps the entity question a structuring and liability decision for you and your CPA or attorney rather than a state-imposed requirement, and it does not change the licensing or tax-area obligations that attach to each property regardless of how it is held.
FAQ
Portfolio Loans questions, answered.
What is a portfolio (blanket) loan?
A portfolio or blanket loan rolls several rental properties into one loan with a single monthly payment, instead of a separate mortgage on each property. It simplifies your financing, frees up capital, and lets you scale a rental portfolio without managing a stack of individual loans.
How many properties do I need?
These structures usually make sense at around five or more properties, though we can look at smaller groups. The portfolio can be a mix of single-family rentals, small multifamily, and other income property.
Can I sell or release individual properties?
Yes. Most blanket loans include a release provision, so you can sell an individual property and pay down the loan by that property's allocated amount while the rest stays in place. We set the release terms up front.
How do you size and price a portfolio loan?
We underwrite the combined cash flow and overall leverage of the portfolio, similar to a DSCR loan but across the whole group. Pricing depends on the asset mix, the leverage, and your experience, and loan amounts typically start around $500K.
Do I need to document my personal income?
Usually not. Like our DSCR program, a blanket rental loan qualifies on the portfolio's cash flow rather than your personal income, so tax returns are generally not required. We will want to see the rent roll and operating history.
Can I cash out equity across the portfolio?
Yes. A common use of a blanket loan is to consolidate existing mortgages and pull cash out of the combined equity, giving you capital to acquire more property. Cash-out leverage is set against the portfolio's value and cash flow.
Resources
Guides for Portfolio Loans
Rental / DSCR · 5 min read
What Is a DSCR Loan? How Investors Qualify on Rental Income
Read the guide Strategy · 6 min read
Financing the BRRRR Method: Buy, Rehab, Rent, Refinance, Repeat
Read the guide Rental / DSCR · 5 min read
How to Finance a Rental Property in an LLC
Read the guide Strategy · 5 min read
How to Scale a Rental Portfolio
Read the guide Compare
Portfolio Loans vs. other options
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