With so many lenders you can choose from, it can be difficult to find the best real estate portfolio lender for your specific needs and circumstances. However, the best ones often have many of the same features, such as low rates, flexible qualification requirements, and fast funding speeds. These top providers will also have high customer reviews and ratings and the ability to fund in as little as one week.
While the best portfolio lender will be different for each investor or business, we’ve come up with a list of companies that have a combination of the characteristics listed above. Explore our seven recommendations below, as you should be able to find one suited to handle your financing needs.
- Kiavi: Best overall for rates, terms, and customer service
- Lima One Capital: Best for large funding needs
- CoreVest: Best for borrowers with low credit scores
- Visio Lending: Best easy loans for vacation rentals
- North American Savings Bank: Best for multiple loan types
- LendingOne: Best for fix-to-rent investors
- RCN Capital: Best fix and flip loans for experienced investors
Best Portfolio Lenders at a Glance
Maximum Loan Amount | Maximum Loan Term | Minimum Credit Score | Required Down Payment | Type of Financing | ||
|---|---|---|---|---|---|---|
 | 660 | 5% to 20% | DSCR rental, rental portfolio, fix and flip | |||
 | 7% to 12% | 30 years | Varies | Fix and flip, construction, rental, multifamily | ||
 | 8% | $50 million | 30 years | None | 10% | Rental, bridge, multifamily |
 | 7% to 8.5% | $2 million | 30 years | 680 | 20% | Vacation rental |
 | 7.5% | $1.25 million | 30 years | 10% | Non-Qualified Mortgage (Non-QM) | |
 | 8% | 20% | Rehab, rental | |||
 | 9.99% | $2.5 million | 18 months | 660 | 10% to 25% | Fix and flip, DSCR rental Portfolio |
Kiavi: Best Overall for Rates, Terms & Customer Service
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Rates & Terms | |
Estimated APR |
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Loan Amount |
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Loan Term |
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Maximum Loan-to-Value (LTV), Loan-to-Cost (LTC) & After-repair Value (ARV) |
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Loan Fees & 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 We Like Kiavi
Kiavi is our pick 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 & Terms | |
Estimated APR | 7% to 12% |
Loan Amount |
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Loan Term | Up to 30 years; varies by loan program |
Maximum LTV, LTC & ARV |
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Loan Fees & 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 We Like Lima One Capital
Lima One Capital is the only lender in our guide with no specified maximum loan amount. This makes it a good option if you have large funding needs and can afford the monthly payments. With that being said, the specific terms offered will vary based on the loan program you choose.
The 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 loan programs offered, we recommend contacting the company to get assistance or confirmation as to the program 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.
CoreVest: Best for Borrowers with Low Credit Scores
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Rates & Terms | |
Estimated APR | 8% and up, but varies by loan program |
Loan Amount | $75,000 to $50 million |
Loan Term | 6 months to 30 years |
Maximum LTV, LTC & ARV | 100% LTC, 90% LTV |
Loan Fees & Closing Costs | 2% to 5% of the loan amount |
Funding Speed | Typically 14 to 30 days |
Type of Financing | Rental, rental portfolio, fix and flip, bridge, and multifamily |
Qualifications | |
Credit Score | None |
Flipping or Investor Experience Required? | Yes; ideal fit is borrowers who have a history of managing or flipping investment properties |
Why We Like CoreVest
If you’re having difficulty getting approved because of bad credit, CoreVest is a good option. It has no minimum credit score requirement and considers all aspects of your loan application in determining your eligibility. Some examples of this can include the strength of your finances and experience managing or flipping rental properties. We recommend having at least three prior successful property flips or rental properties.
A tradeoff with this approval flexibility is that the time from application to funding is slower than some of the other lenders in our guide. Once you complete a loan 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 who 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.
Visio Lending: Best Easy Loans for Vacation Rentals
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Rates & Terms | |
Estimated APR | 7% to 8.5% |
Loan Amount | $100,000 to $2 million |
Loan Term | Up to 30 years |
Maximum LTV, LTC & ARV | 80% LTV |
Funding Speed | Typically 21 days |
Type of Financing | Vacation rental |
Qualifications | |
Credit Score | 680 |
DSCR | Not stated but 1.20x is recommended |
Flipping or Investor Experience Required? | No |
Why We Like Visio Lending
Visio Lending is an excellent option if you want to purchase or refinance a vacation rental property. Compared to a traditional mortgage loan, it can be easier to get approved because this provider evaluates applications primarily based on your credit history and the property’s cash flow rather than your personal income.
Since your personal income does not impact your odds of approval, it’s a good option for self-employed borrowers who may not otherwise qualify for a loan. This can be the case with individuals who write off a large amount of business expenses. Doing so can reduce a borrower’s tax liability, but it often hurts their chances of getting approved for a conventional mortgage loan.
Before you apply, you should ensure Visio Lending offers financing for your location. Applications cannot be submitted online, but you can complete an online form requesting a callback from a representative.
North American Savings Bank: Best for Multiple Loan Types
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Rates & Terms | |
Estimated APR | 7.5% and up |
Loan Amount | Up to $1.25 million, depending on loan program |
Loan Term | Up to 30 years |
Maximum LTV, LTC & ARV | 90% LTV but may vary by loan program |
Loan Fees & 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 |
Maximum DTI | 48% but may vary by loan program |
Flipping or Investor Experience Required? | No |
Why We 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, this provider offers many specialty programs that may be right for you.
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 program offers added flexibility to help you get approved. Depending on the program, the lender 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 by using your assets rather than your income.
Due to the number of loan programs available through this provider, it can be difficult to pinpoint the exact eligibility criteria. We recommend contacting 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 also read our article on how to get a small business loan for what to expect and tips on how to improve your chances of getting approved.
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.
LendingOne: Best for Fix-to-Rent Investors
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Rates & Terms | |
Estimated APR | 8% and up |
Loan Amount | $70,000 and up |
Loan Term |
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Maximum LTV, LTC & ARV |
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Loan Fees & Closing Costs | Varies |
Funding Speed | As fast as 10 days from time of application |
Type of Financing | Rehab and rental loans |
Qualifications | |
Credit Score | Not stated, but 680 is recommended |
DSCR or debt-to-income (DTI) ratio | Undisclosed |
Flipping or Investor Experience Required? | Yes; minimum 1 prior investment property |
Why We Like LendingOne
If you need to conduct repairs to a property but intend to retain it as a long-term rental, consider LendingOne. 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.
Using the company for both short- and long-term loans is not required. However, it 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 the lender requires far less documentation than a conventional mortgage loan, you can get approved and funded in as little as 10 days.
The provider 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 2 minutes.
RCN Capital: Best Fix and Flip Loans for Experienced Investors
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Rates & Terms | |
Estimated APR | 9.99% and up |
Loan Amount | $50,000 to $2.5 million |
Loan Term | 12 to 18 months |
Maximum LTV, LTC & ARV | 90% LTV, 75% ARV |
Loan Fees & Closing Costs | 1% to 4% of the loan amount |
Funding Speed | 10 to 30 days |
Type of Financing | Fix and flip loans |
Qualifications | |
Credit Score | 660 |
Maximum DTI | Not stated |
Flipping or Investor Experience Required? | No |
Why We Like RCN Capital
RCN Capital offers several different types of loan programs but retains only its fix and flip/bridge loans in-house as portfolio loans. We’ve selected it as the best option for experienced investors because its starting interest rates and terms are tied to the level of experience you have. 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. Single-family homes require a minimum value of $50,000, 2-4 unit properties require $25,000 per unit, and mixed-use and 5+ unit homes require at least $35,000 per unit.
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.
How We 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
- Application and documentation requirements
- Number of loan programs offered
- Maximum loan amounts
- Customer reviews and ratings
Alternatives to a Portfolio Loan
The best portfolio lenders typically have more flexible qualification requirements. However, if you’re still unable to get approved, here are some other sources of funding you can 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. 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. 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. 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)
Depending on your business needs, a portfolio loan can be a good option 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.
Bottom Line
The best portfolio mortgage lenders will offer various financing options, flexible qualification requirements, and favorable rates and terms. When considering a portfolio loan for your investment needs, keep in mind that it may be more expensive in the long run. Be sure to budget accordingly, and weigh all financing alternatives from various lenders before proceeding.
