Rental portfolio & blanket loan documents
Finance a book of rentals under one loan: aggregate the rent roll, compute portfolio DSCR, read each property's title, and generate a blanket security instrument with partial-release terms — from attorney-drafted templates.
A rental portfolio loan — often called a blanket loan — is a single business-purpose loan secured by multiple rental properties at once. Buy-and-hold investors use it to consolidate several 1–4 unit or small multifamily rentals under one note, typically qualified on the aggregate cash flow (portfolio DSCR) with a partial-release provision so individual properties can be sold.
To produce its documents, docOrder aggregates the rent roll and computes the portfolio DSCR, reads each property's title commitment and valuation into the file, and generates a blanket mortgage or deed of trust covering every legal description — with cross-collateralization and release terms — from attorney-drafted templates by deterministic find-and-replace, unlimited and with no per-deal document fee.
How docOrder handles a rental-portfolio loan
One branded link runs the file from quote to closing package. Here is the path a rental-portfolio deal takes through the engine.
Quote on aggregate cash flow
The borrower prices the portfolio on your branded link; the engine sizes it on combined LTV and portfolio DSCR from your rules.
Portfolio DSCR computed
The engine aggregates the rent roll across the properties and computes the combined Debt-Service-Coverage Ratio against the proposed debt service.
Term sheet e-signed, file opens
The borrower e-signs the branded term sheet and the portfolio file opens in your pipeline.
Each property's title & value read in
Title commitment and valuation for every property are read into the file; each legal description and APN is captured and the APN cross-checked against its appraisal.
One click: blanket instrument + release terms
Your state-specific package — note, a blanket mortgage or deed of trust covering all legal descriptions, cross-default, and a partial-release rider — generates from attorney-drafted templates.
Documents a rental-portfolio loan needs
A portfolio file repeats the rental intake across every property, then ties them into one instrument. Here is the usual intake and what the engine produces.
Intake & underwriting
- Rent roll across all properties
- Leases for each property
- Appraisal or valuation per property
- Title commitment per property
- Entity formation docs
- Insurance per property
- Payoff statements (refinance)
- Schedule of properties (addresses, APNs, legal descriptions)
Closing package the engine generates
- Promissory note (portfolio)
- Blanket mortgage or deed of trust covering all legal descriptions
- Loan agreement
- Cross-default / cross-collateralization terms
- Partial-release rider (to sell individual properties)
- Assignment of leases & rents
- Personal guaranty & state riders from attorney-drafted templates
Typical rental-portfolio loan terms
What these loans commonly look like in the business-purpose market, so you can set your own box.
| Term | Typical market range |
|---|---|
| Properties | commonly 5+ under one loan |
| Term | 30-year amortization or 5/7/10-year balloon |
| Qualification | aggregate portfolio DSCR |
| Loan-to-value | up to ~75% blended |
| Structure | cross-collateralized with partial release |
| Purpose | business-purpose / non-owner-occupied only |
Ranges above are common business-purpose market terms for context only — not a docOrder product, offer, or guarantee. You set your own pricing and credit box; the engine quotes every deal from your own LTV and rate rules.
How the engine quotes, reads & generates it
Quoting & portfolio DSCR. The pricing engine sizes a portfolio on blended LTV and aggregate coverage from your own rules, rolling up the rent roll across every property to compute the portfolio DSCR before anyone re-keys a line.
Reading. It reads each property's title commitment and valuation into the file, capturing every legal description and APN, and cross-checks each APN against its appraisal — so a blanket instrument covering many parcels is built on verified descriptions, not re-typed ones.
Generating. The package — a single note, a blanket mortgage or deed of trust that lists every legal description, cross-default terms, and a partial-release rider — is assembled by deterministic find-and-replace from attorney-drafted templates. The templates and the generated loan documents never go to an outside AI, every field is verified, and generation is unlimited with no per-deal fee across 38 states and growing.
Rental portfolio loan FAQ
The questions lenders ask most about rental-portfolio loans and producing their documents.
What is a rental portfolio (blanket) loan?
A rental portfolio loan, often called a blanket loan, is a single business-purpose loan secured by multiple rental properties at once. Buy-and-hold investors use it to consolidate several rentals under one note, typically qualified on aggregate cash flow with a partial-release provision that lets individual properties be sold off.
How many properties can one portfolio loan cover?
Portfolio loans commonly bundle five or more properties, though the count varies by lender. docOrder captures a schedule of properties — addresses, APNs, and legal descriptions — and writes every one of them into a single blanket security instrument, so the number is limited by your credit box, not by the paperwork.
What documents does a portfolio loan need?
Intake repeats the rental documents across each property: a rent roll and leases, a valuation and title commitment per property, insurance, and entity documents, plus a schedule listing each address, APN, and legal description. The closing package ties them into one note and a blanket mortgage or deed of trust with cross-default and partial-release terms.
How does docOrder handle multiple properties and legal descriptions?
The engine reads each property's title into the file, capturing every legal description and APN and cross-checking each APN against its appraisal. It then generates a blanket security instrument that lists all of those legal descriptions, so the collateral schedule is built from verified data rather than re-typed.
What are typical rental portfolio terms?
Portfolio loans commonly cover five or more properties on a 30-year amortization or a 5, 7, or 10-year balloon, qualified on aggregate portfolio DSCR, with blended loan-to-value up to roughly 75 percent and cross-collateralization. These are general market ranges; the lender sets the actual terms and docOrder quotes from the lender's own rules.
Can a borrower release or sell one property from the portfolio?
Typically yes, through a partial-release rider. docOrder includes release terms in the closing package it generates from attorney-drafted templates, so a borrower can pay down and release an individual property under the terms you set without unwinding the whole loan.
Is document generation charged per property or per file?
No. Loan-document generation is included and unlimited on every plan, from $19 per month, with no per-deal, per-property, or per-document fee — a blanket instrument covering many parcels generates like any other package.
Other loan types
docOrder runs the whole business-purpose desk. Explore the rest.
Run your rental-portfolio closings under your own brand.
Quote it, read the documents, and generate the state-specific closing package from attorney-drafted templates — one engine you own, live in minutes.