How is private (hard money) lending different from a bank loan?

We are asset-based, which means we underwrite the property, its equity, and your business plan rather than your personal income and tax returns. That lets us fund in days instead of the 30 to 60+ days a bank takes, on short interest-only terms built around a flip, refinance, or sale. You pay a higher rate than a bank in exchange for speed, flexibility, and certainty on deals a bank cannot fund in time.

How fast can you close?

Fix and flip and residential bridge loans typically close in 5 to 7 days once we have your basics. Rental (DSCR) loans usually take 2 to 3 weeks because of the appraisal and rent verification, and SBA financing runs 30 to 90 days. The biggest variable is how quickly title, insurance, and your documents come together.

Do you check credit, and is there a minimum score?

We do run credit, but on our asset-based loans it carries far less weight than at a bank, and weaker credit can often be offset with a larger down payment or lower leverage. There is no personal income test on these programs. Credit matters most on long-term rental loans, where we look for a 640 minimum and it affects your rate and leverage.

Do I need to provide income documents or tax returns?

Generally no. Our bridge, fix and flip, and construction loans qualify off the property and your equity, and our DSCR rental loans qualify off the property's rent, so we do not ask for W-2s or pay stubs. We will want to see bank statements or proof of reserves. SBA and conventional investment loans are the exceptions and are fully documented.

What do you need to give me a quote?

Just the basics of the deal: the property address or type, the purchase price or current value, your rehab budget, the loan amount, and your exit plan. We can often pre-qualify you over the phone or through a short application and issue a proof-of-funds letter before you are even under contract.

What is a point, and how do your rates compare to a bank?

A point is an upfront fee equal to 1% of the loan amount, and origination on private loans typically runs 1 to 3 points. Our rates are higher than a bank, generally in the high single digits to low teens depending on the program, because the loans are short, fast, and flexible. When you compare offers, weigh the rate and the points together as your true cost of capital.

Portfolio · 4 min read

Blanket Loan vs Individual Mortgages: Which Scales Better?

The short answer

Blanket loan vs individual mortgages for rentals: compare payments, leverage, and release clauses, and see when one portfolio loan makes scaling easier.

As a rental portfolio grows, financing it one mortgage at a time gets heavy fast: separate payments, separate statements, separate renewals. A blanket loan rolls multiple properties into one loan with a single payment. Which is better depends on where you are in your scaling journey.

Individual mortgages

Often the lowest rate per property when each file fits the conventional box.
Simple to sell or refinance one property without touching the others.
But conventional lenders cap the number of financed properties, and the admin compounds with every door.

Blanket (portfolio) loans

One payment across many properties, underwritten on combined cash flow.
No cap on the number of doors the way conventional financing has.
A release clause lets you sell an individual property and pay down its allocated share.

When to make the switch

Investors usually consolidate at around five or more properties, or when they hit conventional financed-property limits, or when managing a stack of separate loans starts costing real time. A blanket loan also lets you pull cash out of combined equity to fund the next acquisition.

The bottom line

Use individual mortgages while you are small and rate-shopping. Move to a blanket loan when scale and simplicity matter more than squeezing the last basis point on each door.

Frequently asked

What is the difference between a blanket loan and individual mortgages?

A blanket loan finances several properties under one loan and one monthly payment, while individual mortgages put a separate loan on each property. The blanket structure simplifies management as you scale.

Can I sell one property under a blanket loan?

Yes. Most blanket loans include a release provision, so you can sell a single property and pay down the loan by that property's allocated amount while the rest stays in place.

How many properties do I need for a blanket loan?

These structures usually make sense at around five or more properties, though smaller groups can sometimes qualify. The mix can include single-family rentals and small multifamily.

Rates, leverage, and timelines mentioned in this guide are typical figures, subject to underwriting and market conditions. Not a commitment to lend. Nothing here is legal, tax, or investment advice.

Related programs

Portfolio Loans Rental / DSCR

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DSCR Loan vs Hard Money Loan DSCR Loan vs Conventional Loan

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