Finding the best real estate portfolio lender means choosing from options with low starting rates, flexible qualification requirements, and fast funding speeds. You’ll also want to work with a lender that meets your specific needs and circumstances while providing high levels of customer service and quick access to funds.
While the best portfolio lender will differ for each investor or business, below is a list of six companies that combine the above characteristics.
- Kiavi: Best overall for rates, terms, and customer service
- Lima One Capital: Best for large funding needs
- RCN Capital: Best fix and flip loans for experienced investors
- CoreVest: Best for borrowers with low credit scores
- LendingOne: Best for fix-to-rent investors
- North American Savings Bank: Best for multiple loan types
Comparison of the best portfolio lenders
Est. starting APR | Max. loan amount | Max. loan term | Min. credit score | Type of financing | |
|---|---|---|---|---|---|
 | 660 | DSCR, rental portfolio, fix and flip, bridge | |||
 | 7.05% to 12% | 30 years | Fix and flip, construction, rental | ||
 | 9.99% | $2.5 million | 18 months | 660 | Fix and flip |
 | 8% | $50 million | 30 years | None | Rental portfolio |
 | 7% | Varies | Rehab, rental | ||
 | 7.5% | $1.25 million | 30 years | ||
Kiavi: Best overall for rates, terms & customer service
| |
Rates and terms | |
Estimated APR |
|
Loan amount |
|
Loan term |
|
Maximum LTV and ARV |
|
Loan fees and closing costs | 1.5% to 2% of the loan amount, but can vary by program |
Funding speed | As fast as 7 business days |
Type of financing | DSCR rental, rental portfolio, fix and flip, bridge |
Qualifications | |
Credit score | 660 |
Flipping or investor experience required? | No |
Why I like Kiavi
Kiavi makes the list as the best overall portfolio lender because of its combination of rates, terms, and flexibility in qualification requirements. Additionally, over 80% of its transactions are with repeat clients, a testament to the quality of service it provides. Kiavi offers several financing programs — including bridge, fix-and-flip, DSCR rental, and rental portfolio.
- Bridge/fix-and-flip: Best short-term financing for conducting repairs with the intention to sell once completed
- DSCR rental: Best for investors wanting to qualify based on the income potential of a property, rather than traditional factors such as credit score and wage income
- Rental portfolio: Best for investors with five or more properties who want to combine mortgage payments into a single loan
Depending on the complexity of your application and finances, funding can be done in as little as seven business days. This fast funding speed is made possible as many of its programs have minimal paperwork involved, such as no appraisal or income verification requirements.
To learn more or to apply, visit the Kiavi website.
Lima One Capital: Best for large funding needs
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Rates and terms | |
Estimated APR | 7.05% to 12% |
Loan amount |
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Loan term | Up to 30 years; varies by loan program |
Maximum LTV and LTC |
|
Loan fees and closing costs | Varies by loan program |
Funding speed | 10 to 30 days |
Type of financing | Fix and flip, new construction, long-term rental, short-term rental, rental portfolio |
Qualifications | |
Credit score | Varies, but 680 is recommended |
Flipping or investor experience required? | No |
Why I like Lima One Capital
Lima One Capital is one of the two lenders in this roundup with no specified maximum loan amount. For this reason, it’s my top pick for borrowers with large funding needs who need flexibility and can afford the monthly payments. Notably, it has some of the lowest starting rates on this list, alongside Kiavi and LendingOne.
That said, the specific terms offered will vary based on the loan program you choose — and this lender has a wide range of programs. For instance, its fix and flip loans include short- and long-term financing to cater to both fix-and-hold and fix-to-rent investors. Similarly, its long-term rental program includes portfolio rental loans for two or more properties and has no maximum loan amount or unit count.
Given the number of programs offered, I recommend contacting the company for assistance or confirmation on the one most ideal for your needs and goals. You can head over to the Lima One Capital website to find the company’s contact information. If you want to get the process started, you can also complete a short online questionnaire to receive a return phone call.
RCN Capital: Best fix and flip loans for experienced investors
 | |
Rates and terms | |
Estimated APR | 9.99% and up |
Loan amount | $50,000 to $2.5 million |
Loan term | 12 to 18 months |
Maximum LTV and ARV | 90% LTV, 75% ARV |
Loan fees and closing costs | 1% to 4% of the loan amount |
Funding speed | 10 to 30 days |
Type of financing | Fix and flip |
Qualifications | |
Credit score | 660 |
DSCR or DTI | Not stated |
Flipping or investor experience required? | No |
Why I like RCN Capital
RCN Capital, one of our best investment property loans, offers several loan programs but retains only its fix and flip/bridge loans in-house as portfolio loans. It was chosen as the best option for experienced investors because its starting interest rates and terms are tied to your experience level. As you’ll see in the table below, more experienced investors can qualify for more beneficial rates and loan terms.
Experience level | Additional requirements | Maximum LTV, LTC & ARV | Starting interest rate | |
|---|---|---|---|---|
New | Up to two flips in the past three years | None |
| 10.99% |
Intermediate | Three to five flips in the last three years | None |
| 10.49 |
Experienced | Over 10 flips in the last three years | 720+ credit score |
| 9.99% |
Eligible property types include non-owner occupied 1-4 family homes, condominiums, townhomes, mixed-use properties, and 5+ unit apartments. Depending on the type of property being financed, it must also have a minimum as-is appraised value.
Other programs offered include long-term rental loans, new construction, and rental portfolio loans. However, borrowers should be aware that RCN Capital sells off its long-term 30-year loans to outside investors once the loan has been funded.
To learn more or to apply, visit the RCN Capital website.
CoreVest: Best for borrowers with low credit scores
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Rates and terms | |
Estimated APR | 8% and up |
Loan amount | $500,000 to $50 million |
Loan term | 3, 5, 7, or 10 years |
Maximum LTV | Up to 75% LTV |
Loan fees and closing costs | 2% to 5% of the loan amount |
Funding speed | Typically 14 to 30 days |
Type of financing | Rental portfolio |
Qualifications | |
Credit score | None |
Flipping or investor experience required? | Yes; ideal fit is borrowers with a history of managing or flipping investment properties |
Why I like CoreVest
If you’re having difficulty getting approved because of bad credit, CoreVest is a good option. It makes the list as the best option for borrowers with low credit scores since it has no minimum credit score requirement and considers all aspects of your loan application in determining your eligibility. Some examples include the strength of your finances and experience managing or flipping rental properties.
A tradeoff with this approval flexibility is that the time from application to funding is slower than other lenders in our guide. Once you complete an application, you’ll work with a relationship manager to determine your initial eligibility and required paperwork. Your loan will then be reviewed by the company’s in-house underwriting team, which will guide you through each step of the approval process. Once approved, funding can be completed in as little as 24 hours.
Visit the CoreVest website to learn more about its loan offerings or to submit an online request form to have a representative contact you about next steps.
LendingOne: Best for fix-to-rent investors
 | |
Rates and terms | |
Estimated APR | 7% and up |
Loan amount | Varies |
Loan term |
|
Maximum LTV and LTC |
|
Loan fees and closing costs | Varies |
Funding speed | As fast as 10 days from time of application |
Type of financing | Rehab and rental |
Qualifications | |
Credit score | Not stated, but 680 is recommended |
DSCR or DTI | Not stated |
Flipping or investor experience required? | Yes; minimum one prior investment property |
Why I like LendingOne
If you need to conduct repairs to a property but intend to retain it as a long-term rental, consider LendingOne, as it offers competitive rates on its short-term fix-to-rent loan. Once repairs are completed, you can transition to its permanent 30-year rental loan.
It offers favorable starting rates similar to Kiava and Lima One Capital and quick access to funds. Using the company for both short- and long-term loans is not required; however, doing so can save you time and money because it will have already reviewed your qualifications as part of the initial approval process for the short-term loan. Since it requires far less documentation than a conventional mortgage loan, you can get approved and funded in as little as 10 days.
It finances single-family homes and two- to four-unit properties. It also offers loan programs for new construction, multifamily bridge, portfolio rentals, and more. To learn more or apply, visit the LendingOne website and obtain an online quote in less than two minutes.
North American Savings Bank: Best for multiple loan types
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Rates and terms | |
Estimated APR | 7.5% and up |
Loan amount | $175,000 to $1.25 million and up, depending on loan program |
Loan term | Up to 30 years |
Maximum LTV, LTC, and ARV | 90% LTV, but may vary by loan program |
Loan fees and closing costs | 1% to 4% of the loan amount |
Funding speed | 2 to 4 weeks |
Type of financing | Non-QM loans |
Qualifications | |
Credit score | Varies, but 680 is recommended |
DTI | Up to 50%, but may vary by loan program |
Flipping or investor experience required? | No |
Why I like North American Savings Bank
North American Savings Bank (NASB) offers a wide variety of non-QM loans. These are loans that allow you to qualify with less traditional methods, such as bank statements or assets, as opposed to evaluating your income.
If you have been unable to get approved elsewhere, NASB offers many specialty programs that may be right for you. For these reasons, it’s my pick for the best option for multiple loan types, as it offers many more when compared with other providers in this guide.
Some examples of this provider’s non-QM loan programs include
- Bank statement loans
- DSCR loans
- Jumbo loans
- FLEX loans
- Bridge loans
- Asset depletion loans
- 1099 mortgage loans
- Non-warrantable condo loans
Each offers added flexibility to help you get approved. Depending on the program, NASB may be able to consider less traditional sources of income or allow additional options for borrowers with recent bankruptcies. For instance, its non-warrantable condo loans can help you get financing on a property that may otherwise be ineligible under a conventional mortgage loan. Similarly, an asset depletion loan can allow you to qualify using your assets rather than your income.
Due to the number of programs available through this provider, it can be difficult to pinpoint the exact eligibility criteria. It’s recommended that you contact the bank to have a lending specialist walk you through the process and help you choose the program best suited for your needs. You can view the contact information for NASB’s lending team members on the website, where you’ll also have the option to submit an online application.
How I chose the best portfolio mortgage lenders
The best portfolio lenders were selected using the following criteria:
- Interest rates and estimated APRs
- Qualification requirements
- Repayment terms
- Ease of application
- Documentation requirements
- Number of loan programs offered
- Maximum loan amounts
- Customer reviews and ratings
Alternatives to a portfolio loan
If you are unable to get a portfolio loan or simply want to explore all of your applicable options, here are some alternative funding sources for you to consider:
- Hard money loan: This can be a good option if you just need short-term financing for a fix-and-flip or fix-and-hold property. It’s important to note that this often comes with risk and can be costly, so read our article on a hard money loan to ensure it’s the best option for you. You can also check out our recommendations for the best hard money lenders.
- Loan from friends and family: Borrowing money from friends or family can be easier to get since you won’t have to meet a lender’s typical qualification requirements. However, you will likely need to make a strong case that investing in your business is worth the risk and still apply an applicable interest rate. For more information, you can read our guide on raising money from friends and family to fund your business.
- Business line of credit: If you need funding to pay for repairs or upgrades to a property, a business line of credit can be useful. As a revolving credit facility, you can request funds on an as-needed basis during the draw period and repay the loan balance as you use it. It can be easier to get since a property’s condition and value are not considered in the loan evaluation process. See our list of the best small business lines of credit.
- Home equity line of credit (HELOC): A HELOC is a revolving credit facility that allows the borrower to request a draw on the line, have the funds deposited into an account of choice, and use the funds as needed. The balance can be repaid over time and utilized on a recurring basis. Its lending limit is attached to the value of the borrower’s home, making it an ideal option for those ineligible for business financing. Read our guide on using a HELOC to fund your business to learn more.
Frequently asked questions (FAQs)
It can be, depending on your specific business needs. It can be a good solution to help you finance various real estate investments. Keep in mind that it is prone to have higher interest rates and fees than other traditional business loans, so be sure it fits your budget and business needs before proceeding with the application process.
Portfolio lenders are financial institutions that keep the loans they originate on their books, meaning they won’t sell your mortgage to another lending institution in the secondary market. Lenders can include banks, mortgage companies, and other online lenders.
Qualification requirements will vary depending on the criteria defined by the lender. Some may be more lenient than others and accept as low as 600. However, to increase your chances of approval, most lenders will want to see a score of 650 and above. Keep in mind that the better your qualifications as a borrower, the better rates and terms you’re likely to get.
Rates can vary greatly depending on the lender and your qualifications as a borrower. Generally, the stronger your credentials, the better rate you’re likely to get. That said, portfolio loan rates typically range from 5% to 10%.
Bottom line
Most portfolio loan lenders often have a wide variety of offerings and features. However, the best portfolio mortgage lenders offer flexible qualification requirements and favorable rates and terms. That said, it’s important to work with a lender that understands your financing needs and fits your budget.
