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

What Is a Blanket Loan?

The short answer

A blanket loan finances multiple properties under one loan and one payment. Learn how blanket (portfolio) loans work and when they make sense.

A blanket loan (also called a portfolio loan) finances multiple properties under a single loan with one payment, instead of a separate mortgage on each. It is how investors with several rentals simplify their financing and free up capital.

How does a blanket loan work?

The lender combines several properties into one loan secured by all of them. You make one payment and manage one loan instead of many. Many blanket loans include a release clause, letting you sell an individual property and pay down a portion without unwinding the whole loan.

Why investors use them

Simplicity — one loan, one payment, one renewal instead of a stack of mortgages.
Capital efficiency — consolidating can free equity to keep buying.
Scale — it is built for investors growing past a handful of doors.

When it makes sense

A blanket loan fits once you hold several stabilized rentals and want to streamline. If you are still acquiring one property at a time, individual DSCR loans may be the better tool until you have enough to consolidate.

Frequently asked

What is a blanket loan in real estate?

A single loan secured by multiple properties, with one payment, used by investors to finance or consolidate several rentals at once.

What is a release clause on a blanket loan?

A provision that lets you sell one property out of the group and pay down a portion of the loan without paying off or refinancing the entire blanket loan.

Is a blanket loan the same as a portfolio loan?

Often yes. Both describe financing multiple properties under one loan. Terms vary by lender, but the idea is the same.

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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