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Program 08
Portfolio Loans in San Bernardino
Blanket portfolio loans across your San Bernardino County rentals.
A portfolio loan rolls five or more rentals into one blanket loan with a single payment, with the option to release individual properties as you sell them. Loan amounts start at $500,000, and the term is custom, short to long, sized to how you plan to hold and exit. In San Bernardino County the same capital buys nearly twice the doors in Victorville or Hesperia that it buys in Rancho Cucamonga, so cross-collateralizing here can build a bigger book faster than in a higher-basis county. Business-purpose lending 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 San Bernardino, answered.
If my blanket loan covers rentals in more than one San Bernardino County city, does releasing one property require checking it separately?
Yes, parcel by parcel, because the special tax does not follow city boundaries or appear in any published tax rate. The county's own Community Facilities District 2006-1 (Lytle Creek North) shows why: it carries a contingent special tax, levied at $0.00 today only because the homeowners association maintains the parks, that can rise to as much as $520.99 per unit if the association stops. A release on a cross-collateralized book here means pulling that parcel's own secured tax bill by APN before it comes out of the loan, not assuming the county-level picture applies evenly.
Does putting San Bernardino County rentals into an LLC before a portfolio loan add any state-level cost as the book grows?
Yes, and the fee scales with the size of the rent roll, not just with owning an LLC. Every LLC doing business in California, including an out-of-state LLC holding California rentals, owes the $800 annual franchise tax plus a gross receipts fee layered on top: $900 at $250,000 to under $500,000 in total California income, rising to $2,500, then $6,000 at $1,000,000 to under $5,000,000. A multi-property portfolio's combined gross rents can cross those tiers well before net profit would suggest it. Talk to your California CPA about which tier your entity structure lands in before you scale the book.
What does it cost to appeal an assessment across a multi-property book in San Bernardino County?
A $45.00 non-refundable processing fee per application, filed to the Clerk of the Board at the time of filing. That is per parcel, so a 30-door book runs $1,350 in filing fees before any property is revalued. Supplemental and escape assessment appeals close 60 days after the notice is mailed or postmarked, whichever is later, so a portfolio needs a calendar tracking each parcel's own notice date, not a single reminder for the book.
Is one insurance policy enough for a San Bernardino County portfolio that spans the Valley, the High Desert, and the mountain communities?
No, because the county holds three different peril profiles under one name. The mountain resort belt (Big Bear Lake, Lake Arrowhead, Crestline, Running Springs) sits in wildland-urban interface forest, the High Desert carries wind and blowing-sand exposure, and the Valley floor is an ordinary quote. A blanket loan across those regions needs a wildfire quote in the file for any mountain property before closing and replacement-cost coverage, not actual cash value, across the book.
Do all the properties in a San Bernardino County portfolio face the same rental inspection requirements?
No, and it depends on which city each door sits in. The City of San Bernardino requires biennial inspection of single-family, duplex, and triplex rentals, with no exemption for Section 8 units. The City of Ontario inspects every rental unit over seven years old once every four years, at $51.00 per unit annually. No rental registration or inspection program has been published for Fontana, Rancho Cucamonga, Rialto, Redlands, Chino, Victorville, or Hesperia, so a portfolio spanning those cities can carry different compliance calendars door to door.
If one property in my San Bernardino County portfolio is in the unincorporated mountains or desert and runs as a short-term rental, does that income transfer with the deed?
No. The county's short-term rental permit does not transfer to a new owner, and a deed into your own LLC counts as a new owner. Any change of ownership resulting in a new grant deed, even one where the ownership responsibility has not really changed, requires a fresh application within 30 days, followed by a 20-day neighbor comment period and a 30-day appeal window before the new permit issues. Underwrite that property to long-term rent, or plan for the STR income to be at risk for at least a quarter after closing.
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
More in San Bernardino
Other programs in San Bernardino
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.
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