Do you fund portfolio rental loans in New Orleans, Louisiana?+
Yes. We wrap 5+ New Orleans investment properties into a single blanket DSCR mortgage — one 30-year note, one payment, one servicer, closed in your LLC.
How many New Orleans doors do I need for a blanket?+
Minimum 5 doors. Program sweet spot in New Orleans is 8–30 doors across SFR and 2–4 unit stock. Larger New Orleans portfolios (50+) route to agency small-balance multi programs.
What credit score do I need for a New Orleans portfolio loan?+
680 minimum for the primary guarantor. 720+ unlocks best pricing on New Orleans deals. Co-guarantors can be added to strengthen a file.
Do you pull personal tax returns for New Orleans blanket loans?+
No. New Orleans portfolio DSCR loans are underwritten to aggregate rent minus PITIA — no personal DTI, no W2s, no tax returns.
What's the max LTV on a New Orleans portfolio loan?+
Up to 80% blended LTV on purchase and 75% on cash-out refi, applied against aggregate as-is value across the New Orleans portfolio.
Can I sell one New Orleans property inside the blanket?+
Yes — the release provision lets you sell an individual New Orleans door by paying off its allocated loan amount plus a release premium (typically 105–115%). The rest of the New Orleans portfolio keeps running.
What reserves does a New Orleans blanket require?+
Typically 3–6 months of aggregate PITIA, verified from a business bank statement at underwriting. Lease-up-heavy New Orleans portfolios may require more.
How long does a New Orleans portfolio consolidation take?+
Most New Orleans portfolio consolidations close in 30–45 business days. Same-lender BRRRR rollups can move faster with reused appraisals.
How is aggregate DSCR calculated for a New Orleans portfolio?+
Total effective monthly rent across every New Orleans property (rent minus vacancy) divided by total PITIA. We target 1.10x+ aggregate; sub-1.0x is available with LTV overlay or IO structure.
Are New Orleans portfolio blanket loans business-purpose only?+
Yes. Every New Orleans blanket we originate is business-purpose non-owner-occupied investment debt closed in an LLC, LP, or corporate entity — exempt from consumer disclosure requirements.
Can I add new New Orleans doors to an existing blanket?+
Not typically. Blankets are closed pools. To add new New Orleans doors, we refinance into a larger blanket at reset, or fund the new acquisition on a separate DSCR and consolidate at maturity.
What property types qualify for a New Orleans blanket?+
SFR, 2–4 unit residential, 5–10 unit small multifamily, and select mixed-use in New Orleans. Owner-occupied units are excluded from the pool.
What are typical prepayment terms on New Orleans portfolio loans?+
Step-down 3-5-3-2-1 is typical on New Orleans blankets. Longer step-downs unlock lower rates. Yield-maintenance structures available on larger loans.
Is a New Orleans blanket loan recourse or non-recourse?+
Generally non-recourse with standard bad-boy carve-outs (fraud, waste, unauthorized transfer). Personal assets outside the New Orleans portfolio are shielded absent carve-out triggers.
What documents do you need to price a New Orleans blanket?+
Rent roll, schedule of real estate owned (REO), current lien payoffs, entity docs, credit authorization, insurance schedule across all New Orleans properties, and 2 months of business bank statements for reserves.
