Underwrite the opportunity
We review sponsorship, property performance, business plan, and priorities before approaching the market.
Portfolio financing
Blanket Portfolio Loans for Real Estate Investors
Quick answer: Portfolio loans allow real estate investors to finance multiple properties under a single loan facility, replacing individual property mortgages with one streamlined structure. Commercial Lending Solutions sources portfolio financing from balance-sheet lenders, debt funds, and specialty platforms that underwrite on the performance of the full portfolio rather than each asset individually, simplifying management and often unlocking better terms than property-by-property financing.
NationwideMarket coverage
1,000+Capital relationships
$2MM+CLS engagement floor
24 hoursInitial response
When it fits
When Portfolio financing fits.
As investors scale their holdings, managing individual loans across dozens of properties becomes operationally complex and expensive. A blanket portfolio loan consolidates these into one facility with a single lender, one payment, and unified loan covenants. Underwriting focuses on overall portfolio DSCR, blended occupancy, and total equity rather than the specific characteristics of each property. This structure is especially powerful for investors who hold a mix of asset types, have properties in multiple states, or own properties that individually would not qualify for agency or bank financing. Commercial Lending Solutions has relationships with portfolio lenders that specialize in this product and understand how to structure cross-collateralized facilities for maximum flexibility and borrower leverage.
Structure before pricing: leverage, recourse, reserves, prepayment, and closing certainty can matter as much as the headline coupon. We test those trade-offs before recommending a path.
01
Institutional investors with 10 to 100+ properties seeking one facility
02
Mixed-asset portfolios spanning multifamily, industrial, and retail
03
Sponsors retiring multiple individual loans at maturity into one execution
04
Private equity and family office real estate portfolios
05
Out-of-state investors with geographically diversified holdings
06
Operators seeking to recapitalize and extract equity across a portfolio
Lender selection
How We Source Portfolio Capital
We do not treat the lender list as a directory. We target the desks whose current appetite fits the asset, sponsorship, market, and business plan, then compare the full execution, not only the rate.
| Capital source | Where it may fit |
|---|---|
| Institutional Balance-Sheet Lenders | Program-specific capital evaluated for current appetite, proceeds, pricing, recourse, flexibility, and certainty of close. |
| Debt Funds | Flexible capital for transitional, complex, leveraged, or time-sensitive executions where conventional credit boxes may not fit. |
| Private Banks | Relationship-oriented capital that can offer local market knowledge and structural flexibility, with recourse often considered. |
| Family Offices | Program-specific capital evaluated for current appetite, proceeds, pricing, recourse, flexibility, and certainty of close. |
| Insurance Company Portfolio Programs | Long-duration fixed-rate capital for high-quality assets and experienced sponsors, generally with conservative leverage. |
How we work
One process. Multiple capital sources.
We position the transaction, identify the lenders most likely to compete, and compare proposals on economics and execution risk, not just headline rate.
A well-structured financing process should create real choices for the borrower, not simply deliver the first term sheet.
Target the right lender desks
The transaction is matched to lenders whose current appetite fits the property, market, and structure.
Create a comparable field
Proposals are evaluated across rate, proceeds, recourse, reserves, prepayment, and closing certainty.
Manage execution through closing
We coordinate lender diligence, third-party reports, and issue resolution until the loan funds.
National reach
Market knowledge where the deal requires it.
We arrange portfolio financing nationwide while matching each transaction to capital sources active in that market and property type.
Atlanta, GABoston, MAChicago, ILDallas, TXDenver, COHouston, TXLos Angeles, CAMiami, FLNashville, TNNew York, NYPhoenix, AZSan Diego, CASan Francisco, CASeattle, WATampa, FL
Browse all markets →
Questions
Portfolio financing, clarified.
The final structure depends on the asset, sponsorship, and market. These are the starting parameters we discuss most often.
Working out equity? Our commercial property down payment guide covers typical requirements by loan type: 20% to 30% conventional, 10% for SBA owner occupied.
A blanket portfolio loan finances multiple properties under a single facility secured by a cross-collateralized lien across the whole pool. Instead of separate mortgages, separate servicers, and staggered maturities, the borrower has one loan, one payment, and one set of covenants. Facilities generally run from $5 million to over $100 million.
There is no fixed count, but the structure earns its keep somewhere around ten properties and scales to portfolios of a hundred or more. What matters more than the number is aggregate size: most portfolio lenders want a facility of at least $5 million. Mixed asset types and multiple states are generally acceptable.
Portfolio loan rates run from 6.50% to 10.00% with terms of 3 to 10 years and leverage up to 75% LTV on the pool. Pricing sits above single-asset permanent debt because the lender is holding concentrated exposure to one sponsor. Non-recourse structures are available on institutional-quality pools with sufficient diversification.
Underwriting runs at the pool level: blended debt service coverage, blended occupancy, and total equity across all assets, rather than a separate credit decision on each property. That is the structural advantage, since a weaker asset that would not clear agency or bank underwriting alone can be carried by the stronger ones. Expect 45 to 75 days to close.
Yes, but only through the release provision, and that clause deserves close reading before closing. Lenders typically require a release price of 110% to 125% of the allocated loan amount for that asset, plus a test that the remaining pool still meets coverage and occupancy covenants. Negotiating release terms up front is the single biggest lever in a portfolio facility.
Let's evaluate the right portfolio structure.
Share the property and financing request. We will respond within 24 hours with an initial view.