Finding the best real estate portfolio lender means comparing options with competitive starting rates, flexible qualification standards, and quick funding timelines. The right lender should also align with your specific goals, offer responsive customer service, and provide reliable access to capital when timing matters.
While the best portfolio lender will differ for each investor or business, below is a list of five companies that combine the above characteristics.
| Provider | Best for | Financing type |
|---|---|---|
| Kiavi | Best overall for rates, terms, and customer service | DSCR, rental portfolio, fix and flip, bridge |
| Lima One Capital | Complex funding needs | Fix and flip, construction, rental |
| RCN Capital | Fix and flip loans for experienced investors | Fix and flip |
| CoreVest | High loan amounts | Rental portfolio |
| North American Savings Bank | Multiple loan types | Non-QM |
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- Comparison of the best portfolio lenders
- Kiavi: Best overall for rates, terms & customer service
- Lima One Capital: Best for complex funding needs
- RCN Capital: Best fix and flip loans for experienced investors
- CoreVest: Best for high loan amounts
- North American Savings Bank: Best for multiple loan types
- How I chose the best portfolio mortgage lenders
- How to choose a portfolio lender
- Alternatives to a portfolio loan
- Frequently asked questions (FAQs)
- Bottom line
Comparison of the best portfolio lenders
| Est. starting APR | Max. loan amount | Max. loan term | Min. credit score | Financing type | |
|---|---|---|---|---|---|
| Kiavi | 5.875% or 7.75%• DSCR/rental portfolio: 5.875%• Fix and flip/bridge: 7.75% | $5 million and up | 30 years
| 660 | DSCR, rental portfolio, fix and flip, bridge |
| Lima One Capital | Varies | None
| Varies | Not stated680 is recommended | Fix and flip, construction, rental |
| RCN Capital | 9.49% | $3 million | 18 months | 650 | Fix and flip |
| CoreVest | 8% | $50 million | 10 years | Varies | Rental portfolio |
| North American Savings Bank | 7.5% | $1.25 million and up | 30 years | Varies | Non-QMNon-Qualified Mortgage |
Kiavi: Best overall for rates, terms & customer service
 | |
|---|---|
| Rates and terms | |
| Estimated APR |
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| Loan amount |
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| Loan term |
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| Maximum LTV and ARV |
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| 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 |
| Visit Kiavi | |
Kiavi offers lending in DC and the following states:
AL, AZ, AR, CA, CO, CT, FL, GA, IL, IN, KS, KY, MA, MD, MI, MN, MO, NC, NJ, NV, NY, OH, OK, OR, PA, SC, TN, TX, VA, WA, WI, and WV.
Why I like Kiavi
Kiavi makes the list as the best overall portfolio lender due to 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. It offers several financing programs.
- 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
Kiavi is a great match for experienced or high-volume investors who want faster, more streamlined access to capital across multiple properties and prefer an efficient process over traditional underwriting. If you’re new to real estate investing, RCN Capital may be a better option since it works with borrowers at every stage.
Funding can move quickly, with approvals and closings possible in as little as seven business days, depending on your deal and financial profile. That speed is largely due to lighter documentation in many of Kiavi’s programs, including options that don’t require an appraisal or income verification.
To learn more or to apply, visit the Kiavi website.
Lima One Capital: Best for complex funding needs
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|---|---|
| Rates and terms | |
| Estimated APR | Varies |
| Loan amount |
|
| Loan term | 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 |
| Visit Lima One Capital | |
Why I like Lima One Capital
I recommend Lima One if you’re an experienced investor moving into larger or more complex deals, such as ground-up construction, larger multi-unit portfolios, or a mix of strategies across different property types. It’s also my top choice for borrowers with more involved funding needs who want flexibility and can comfortably handle the monthly payments.
Your exact terms will depend on the program you choose, and Lima One offers a wide range of options. For example, its fix-and-flip loans can be structured for both short- and longer-term timelines, which works well for fix-and-hold or fix-to-rent strategies. Its long-term rental offerings also include portfolio rental loans for two or more properties, with no stated maximum loan amount or unit cap. Kiavi and RCN Capital offer comparable products, but Lima One is worth considering when your financing needs are more complex.
Because there are so many programs, I’d reach out to Lima One directly to confirm which option best matches your goals. You can find its contact details on the Lima One Capital website, and if you want to move things forward, you can also fill out a short online questionnaire to request a call back.
RCN Capital: Best fix and flip loans for experienced investors
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|---|---|
| Rates and terms | |
| Estimated APR | 9.49% |
| Loan amount | $75,000 to $3 million |
| Loan term | 12 to 18 months |
| Maximum LTV and ARV | 92.5% 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 | 650 |
| DSCR or DTI | Not stated |
| Flipping or investor experience required? | No |
| Visit RCN Capital | |
Why I like RCN Capital
RCN Capital, one of our best investment property loan picks, offers several loan programs but retains only its fix and flip/bridge loans in-house as portfolio loans. It is the best option if you’re an experienced investor because its starting interest rates and terms are tied to your experience level. More experienced investors may qualify for better rates and loan terms.
Eligible property types include non-owner-occupied one- to four-family homes, condominiums, townhomes, mixed-use properties, and five-plus 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. To learn more about its offerings or to submit an application, visit the RCN Capital website.
CoreVest: Best for high loan amounts
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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 | Varies |
| Flipping or investor experience required? | Yes; ideal fit is borrowers with a history of managing or flipping investment properties |
| Visit CoreVest | |
Why I like CoreVest
I recommend CoreVest if you’re looking for larger loan amounts. It stands out for offering some of the highest funding limits in this guide, making it a strong option for experienced investors looking to scale their portfolios.
After you apply, you’ll be paired with a relationship manager who will walk through your initial eligibility and outline the documentation you’ll need. From there, CoreVest’s in-house underwriting team reviews the loan and helps guide you through the approval process from start to finish.
To learn more or get started, visit the CoreVest website to review its programs or submit an online request form to have a representative reach out with next steps.
North American Savings Bank: Best for multiple loan types
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|---|---|
| Rates and terms | |
| Estimated APR | 7.5% and up |
| Loan amount | $200,000 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 |
| DTI | Up to 50%, but may vary by loan program |
| Flipping or investor experience required? | No |
| Visit North American Savings Bank | |
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 across multiple loan types, as it offers many more than other providers in this guide.
Some examples of this provider’s non-QM loan programs include:
- Bank statement loans
- DSCR loans
- Jumbo loans
- Asset depletion loans
- 1099 mortgage loans
Each offers added flexibility to help you get approved. Depending on the program, NASB may consider less traditional sources of income or offer additional options for borrowers with recent bankruptcies.
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 on the website, where you’ll also have the option to submit an online application.
Read our guide on how to get a small business loan, for what to expect, and tips on how to improve your chances of getting approved.
How I chose the best portfolio mortgage lenders
To identify the best portfolio mortgage lenders, I focused on the criteria most important to borrowers seeking greater flexibility than traditional loans typically allow. I based my decisions on the following:
- Interest rates and estimated APRs: I reviewed the competitiveness of each lender’s interest rates and estimated annual percentage rates.
- Qualification requirements: I chose lenders with flexible underwriting standards so that both new and seasoned investors would have options.
- Repayment terms: I selected lenders offering a variety of repayment timelines, from short-term bridge-like loans to longer-term financing, allowing borrowers to match the loan to their investment goals or refinancing plans.
- Ease of application: Since portfolio loans can be more complex than conventional mortgages, I looked for lenders that simplify the process with easy applications, customer support, and clear documentation requirements.
- Documentation requirements: I gave preference to lenders that don’t require excessive documentation to apply. While portfolio lenders often offer more flexibility, I still wanted to ensure the process was efficient.
- Number of loan programs offered: I prioritized lenders with multiple portfolio loan options so that they would be applicable to a wide variety of borrowers and transactions.
- Maximum loan amounts: I considered lenders that could accommodate high-value real estate purchases or portfolios. Whether an investor needs funding for a single large property or several smaller ones, these lenders should offer the capacity to support various deals.
- Customer reviews and ratings: Finally, I took into account customer feedback to verify the lender’s reputation, customer service quality, and responsiveness.
How to choose a portfolio lender
When determining which real estate portfolio lenders you should approach, there are a few common factors you should keep in mind.
- Determine your need for financing. Depending on the needs of your real estate investment, the loan type you’re looking to get may vary. Whether it be to acquire a new property, fix-and-flip an existing one, or finance repairs or renovations, be sure to choose a loan type best-suited for your budget and intended use of funds.
- Review lender qualifications and requirements. Lenders will have varying criteria when determining approval. Generally, they will review items such as credit score, time in business, and annual revenue when determining your qualifications. Make sure you meet the basic requirements before applying to improve your chances of getting approved.
- Compare loan costs and terms. Look for a lender that understands your financial situation and overall business needs. You’ll want to review all associated lending costs, inclusive of repayment terms and any potential fees, and ensure that the terms of the loan align with your budget and business needs.
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 carries risk and can be costly, so read our article on hard money loans to ensure it’s the best option for you. You can also check out our recommendations for the best hard money lenders.
- 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): This revolving credit facility allows you to request a draw on the line, have the funds deposited into an account of your 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 your home, making it an ideal option if you’re 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 what you’re trying to finance and how you plan to manage the debt. For real estate investors, portfolio lenders can be a solid option for funding multiple properties or less traditional deals. Just know that portfolio loans often come with higher interest rates and fees than more conventional financing, so I’d make sure the numbers work for your budget and investment strategy before you apply.
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
Portfolio loans can be a smart financing tool for real estate investors who need more flexibility than traditional lenders offer. Whether you’re juggling multiple properties, working with nontraditional income, or moving quickly on a deal, the right portfolio lender can make a real difference. The best option ultimately comes down to your experience level, deal complexity, and funding needs. By comparing rates, terms, and lender strengths, you can choose a portfolio lender that supports your strategy and helps you scale with confidence.
