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Program 08
Portfolio Loans in Los Angeles
One blanket loan for a Los Angeles rental portfolio.
Built for investors who own multiple properties. Roll five or more rentals into one blanket loan with a single payment, free up capital to keep scaling, and release individual properties as you sell. A Los Angeles County portfolio can cross the City of LA's rent stabilization ordinance, the statewide rent cap, and separate ordinances in Santa Monica, West Hollywood, Beverly Hills, Inglewood, and Culver City, often within the same book. Business-purpose only, and every structure is set in 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 Los Angeles, answered.
My Los Angeles County portfolio has doors in several different cities. Do they all sit under the same rent rules?
No, and treating them as one rule is the most common mistake in an LA County portfolio. The statewide cap, AB 1482, currently allows up to 8.7% for the Los Angeles-Long Beach-Anaheim CPI region on increases taking effect 2026-08-01 through 2027-07-31. Inside the City of Los Angeles, a pre-October-1978 building instead falls under the RSO, whose formula now tops out at 4%. Santa Monica, West Hollywood, Beverly Hills, and Inglewood each run their own separate ordinance with its own percentage and registration, and Culver City has its own ordinance too, though its current allowable increase was not published anywhere we could verify. A blanket loan does not change which rule applies to each door, and each door still needs its own answer.
If I ever sell one property out of my Los Angeles County portfolio, does Measure ULA apply across the whole book?
Only to the doors that sit inside the City of Los Angeles. Measure ULA is a city tax, not a county tax: it reaches transfers above $5,400,000 at 4% and above $10,900,000 at 5.5% of the entire price, on top of the ordinary documentary transfer tax, but only for property located within the city limits. A door in Long Beach, Torrance, Pasadena, Glendale, Santa Clarita, Inglewood, or unincorporated county territory carries no ULA exposure at any price. A portfolio that straddles the city line has two different exit pictures on the same spreadsheet. See CRE bridge loans for financing built around that exact gap. Subject to underwriting.
Why finance the portfolio as one blanket loan instead of selling a property to raise capital?
Because selling resets what the next owner owes, and inside the city limits it can trigger a second tax on the way out. A property's assessed value is reset to the sale price the moment it changes hands under Prop 13, so a door held since the 1990s can carry a tax bill far below market until it sells. If that door also sits within the City of Los Angeles and prices above the Measure ULA threshold, the seller owes ULA on top of the ordinary transfer tax. Borrowing against the portfolio with a blanket loan raises capital without triggering either event on any door in the book. Talk to your CPA about how a sale would affect your specific parcels.
How do I know which rent regime applies to a specific door before I add it to the portfolio?
It usually comes down to the certificate of occupancy date and the city line, not the address alone. Inside the City of Los Angeles, a building with a certificate of occupancy on or before October 1, 1978 falls under the RSO; a newer building in the same city instead falls under the statewide AB 1482 cap. In unincorporated county territory, a different local ordinance covers buildings with a certificate of occupancy on or before February 1, 1995 for full coverage, with a separate threshold for eviction-only protections on smaller pre-1990 buildings. Pasadena's Measure H covers 2-plus-unit buildings built before February 1, 1995. Pull the certificate of occupancy and the jurisdiction for every door before you underwrite it as part of the portfolio.
One county assessor and recorder cover my whole portfolio. Does that mean the diligence is centralized too?
For property tax and recording, yes. One county assessor, one treasurer-tax collector, and one recorder cover all 88 cities in Los Angeles County plus its unincorporated areas, so a multi-asset portfolio files and records in one place. For rent regulation, no: the applicable cap and registration requirement changes at the city line, and a handful of cities layer their own ordinance on top of, or instead of, the statewide rule. Underwrite each door's rent regime parcel by parcel even when the tax and recording side is centralized. See DSCR rental loans if you would rather finance individual doors one at a time.
I hold single-family rentals across the county through an LLC. Are they automatically exempt from these rent caps?
Not automatically, and the ownership structure of the LLC is what decides it. AB 1482 exempts a separately alienable single-family home or condo from the statewide cap only if the owner is not a real estate investment trust, a corporation, or an LLC with at least one corporate member. An LLC whose members are all natural persons keeps the exemption; add one corporate member and every single-family door held in that entity loses it. Written notice of the exemption must also be given to the tenant. Review your entity structure against this line for every single-family door in the portfolio, and confirm the current structure with your attorney.
How many Los Angeles doors do I need before a blanket loan makes sense?
Five or more. That is the threshold for rolling properties into a single blanket or portfolio loan with one consolidated payment. Below five, financing the doors individually is usually the cleaner path. Above it, the administrative case gets strong fast in this county, where one assessor and one recorder cover all 88 cities but the rent rules change at every city line. Subject to underwriting.
Is my Los Angeles portfolio large enough to finance this way?
Loan amounts start at $500,000. That is the size of the loan, not the value of the book, so five doors carrying $150,000 of debt each clears it comfortably (5 x 150,000 = 750,000). In most of Los Angeles County a five-door portfolio is well past the floor on value alone; the question is usually how much of it you want levered, not whether it qualifies. The term is custom rather than a fixed product, so tell us the hold period you are underwriting. Subject to underwriting.
If I sell one Los Angeles door, do I have to refinance the whole book?
No. Individual properties can be released. A blanket loan holds the portfolio together for payment and administration, but a single door can come out at a sale without unwinding the rest. That flexibility earns its keep here, because the exit economics are not uniform across a Los Angeles County book: a door inside the city limits above the Measure ULA threshold carries a real tax drag at sale, and an otherwise identical door in Long Beach, Torrance or unincorporated county carries none. Release the one you are trading and leave the rest financed. Subject to underwriting.
More Portfolio Loans questions, answered on the program page
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
More in Los Angeles
Other programs in Los Angeles
Fix and FlipUp to 90% / 100% rehabRental / DSCR30-yr fixed, DSCR from 0.75Ground-Up ConstructionUp to 70% LTV, most statesCRE BridgeUp to $10M, 24-36 moTransactional FundingSame-day double-close capitalBank Statement / No-DocNo tax returns requiredConventional InvestmentNon-owner-occupied investmentCRE PermanentLong-term agency & permSBA Financing7(a) & 504 placement
About the local figures on this page
Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.
Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-15.
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