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.

Direct private lending in most states

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Portfolio · 5 min read

How to Refinance a Rental Portfolio Into One Loan

The short answer

Refinance scattered rental mortgages into one portfolio loan to cut admin, free up equity, and fund the next deal. How it works and what lenders want.

If you own several rentals on separate mortgages, a portfolio refinance rolls them into one loan with one payment, often while pulling cash out of your combined equity. It is how investors clean up their financing and fund the next deal at the same time.

Why investors consolidate

Less admin: one payment, one renewal, one point of contact.
Free up equity: a cash-out refinance across the portfolio turns trapped equity into buying power.
Scale past limits: a blanket loan sidesteps conventional financed-property caps.

How the underwriting works

Instead of qualifying each property alone, the lender underwrites the combined cash flow and overall leverage of the group, similar to a DSCR loan across the whole portfolio. Strong, steady rents and reasonable leverage drive the best terms, and personal income docs are generally not required.

What you will need

A rent roll and operating history for the portfolio
The current debt and value on each property
A qualifying credit profile and reserves

Keep flexibility with a release clause

A good portfolio loan includes a release provision, so you can still sell an individual property later and pay down its allocated share without unwinding the whole loan. That keeps you nimble as the portfolio evolves.

Frequently asked

Can I refinance multiple rentals into one loan?

Yes. A portfolio or blanket refinance consolidates several rental mortgages into a single loan with one payment, underwritten on the combined cash flow of the group.

How much equity can I pull out in a portfolio refinance?

Cash-out leverage is set against the portfolio's combined value and cash flow, typically a little lower than a purchase. The equity you free up can fund your next acquisition.

Do I need to document personal income to refinance a portfolio?

Usually not. Like a DSCR loan, a blanket rental refinance qualifies on the portfolio's cash flow rather than your personal income, so tax returns are generally not required.

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 CRE Bridge

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DSCR Loan vs Hard Money Loan DSCR Loan vs Conventional Loan

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