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By David Ghazaryan, Mortgage Broker (NMLS 1486726), iQRATE Mortgages (Company NMLS 1862492). Updated November 13, 2026.
Short answer: a portfolio loan for a Carlin, NV rental is business-purpose investor financing. It does not follow Fannie Mae and Freddie Mac rules. It usually means one of two things. A lender may keep the loan under its own rules. Or one blanket loan may cover several rentals. iQRATE Mortgages is a licensed mortgage broker, not a lender. We compare lender options for your purchase or refinance. We say so plainly when a deal does not work. This page is general information, not a commitment to lend. Approval, terms and timing depend on you, the property, the rent and the lender. Call us at (702) 766-3744 to ask a question.
To start, apply online or call (702) 766-3744.
People use "portfolio loan" for several products. The label alone does not tell you what you get. For a rental buyer near Carlin, ask which structure fits the property and your plan:
| Structure | How it works | Often considered when |
|---|---|---|
| Lender-held portfolio loan | The lender keeps the loan and applies its own guidelines instead of agency rules. | A property or borrower does not fit a conventional box. |
| Blanket loan | One loan covers several rentals. The properties are cross-collateralized, so they all back the same loan. | You want to consolidate several rentals and accept that one default can touch all of them. |
| DSCR loan | Qualifies mainly on the property's rental income against its debt service, not your personal debt-to-income ratio. | Your tax returns understate your real cash flow or you are adding rentals quickly. See DSCR loans. |
| Bank-statement loan | Uses deposits to document income for self-employed borrowers. | The buyer is a business owner whose returns are heavily written down. See bank-statement loans. |
| Conventional (Fannie Mae) loan | Follows agency rules, including limits on how many financed properties one borrower can have. | You still have agency capacity and want to use it first. |
For our general explanation of the product across all markets, see the main portfolio loans page. This page focuses on what a rental buyer near Carlin should check before choosing a structure.
There is no single best answer. The right loan for your fourth rental is often not the right loan for your eleventh. Work through these questions in order:
Under Fannie Mae's published policy, a borrower can have up to ten financed properties. That applies when the new loan is for a second home or investment property run through Desktop Underwriter. Your own home counts if it carries a mortgage. A two-to-four unit building counts as one property. Past that point, investors usually move to DSCR or portfolio financing.
Reserve rules also depend on how many financed properties you hold. The official sources are the minimum reserve requirements, the Fannie Mae Eligibility Matrix (PDF) and the cash-out refinance policy. Lenders can add their own overlays. Confirm with the lender before relying on any limit.
Our portfolio loans page states that iQRATE compares more than 100 lenders for rental financing, and our serial investor loans page says we arrange DSCR loans in four states: Nevada, California, Texas and Florida. Lender options past the agency limit are where portfolio and DSCR structures come in.
The rate is only one line of the deal. These are the terms we ask investors to put side by side. This page does not state any amounts, because they vary by lender, property and borrower.
| Term | What to ask |
|---|---|
| Prepayment penalty | Is there one? How long does it last? Does it fit your hold period? |
| Recourse | Does the lender have a claim on you personally, or only on the property? |
| Cross-collateralization | On a blanket loan, can one property be released when you sell it? |
| Loan-to-value (LTV) and loan amount | What LTV does the lender allow on this property, what loan amount range applies, and how much cash does the deal need from you? |
| Seasoning and cash-out rules | How long must you own the property before a cash-out refinance? |
| Credit score | Which credit score or FICO range does the lender look at, and does an entity borrower change it? |
| Interest-only option | Is an interest-only period offered, and what happens to the payment when it ends? |
| Fees and points | Which fees are charged, who receives them, and which are paid at closing? |
| Item | Why it matters for a portfolio or DSCR file |
|---|---|
| Rent | A lease or market-rent appraisal supports the income side of a DSCR calculation. |
| Full carrying costs | Property tax, insurance and any HOA reduce what the rent can cover. |
| Special assessments | Ask the county whether the parcel sits inside a special improvement district (SID) that adds its own assessment on top of the published tax rate. |
| Reserves | Lenders often want liquid reserves after closing. More properties usually means more scrutiny. |
| Property type and condition | Condition, unit count and use can narrow the lender pool. |
| Credit and experience | Credit history and landlord experience affect which programs are open. |
A DSCR lender divides the rent by the full monthly payment, often called PITIA. That is principal, interest, property tax, insurance and any HOA. Tax sits inside the payment. A higher local tax rate lowers coverage on the same rent. The Nevada Department of Taxation publishes Property Tax Rates for Nevada Local Governments, Fiscal Year 2025-2026 (Final Tax Levied). The Carlin, Elko County entries read as follows:
| Carlin entry (FY 2025-26) | Published figure |
|---|---|
| Total combined tax rate (per $100 of assessed value) | 3.6066 (3.6066%, or $3.6066 of tax per $100 of assessed value) |
| Elko County School District component of that rate (per $100) | 0.7500 (0.7500%, or $0.7500 per $100) |
| Other rate columns printed in the same Carlin row (the state's extract does not name the taxing entities behind them; the rates are stated per $100 of assessed value) | 1.3480 (1.3480%, or $1.3480 per $100), 1.3386 (1.3386%, or $1.3386 per $100) and 0.1700 (0.1700%, or $0.1700 per $100). They are shown as printed, without an entity label. |
| Valuation shown for the Carlin taxing unit in the same table | $54,048,385 |
| Bill shown for Carlin in the Department's separate property tax impact table (the state's own illustration, based on a home with $100,000 of taxable value) | $1,262.31 |
| Carlin district code and school entity in the state's district table | Code 0010 (combined-district key 10+20+100+201), with the Elko County School District as the school entity |
These are the state's published figures for the Carlin taxing district. They are not an iQRATE estimate or a quote. The combined rate is per $100 of assessed value. The $1,262.31 figure is the state's own illustration for a home with $100,000 of taxable value. Your bill depends on the parcel's assessed value. Confirm it with the county before you underwrite a rental. Want a second pair of eyes on the numbers? Call (702) 766-3744.
Other companies published these. iQRATE has not verified them. They are market context, not iQRATE pricing, and none is a Carlin figure:
The same Nevada overview names Henderson and North Las Vegas among the cities that lender serves. That is a service-area list, not market data, and none of it describes Carlin.
Other markets and dates do not predict a Carlin-area price or loan size. For a Carlin parcel in Elko County, use Elko County records and an appraisal, and check the Carlin district entry in the state's tax table. Questions? Call (702) 766-3744 and ask for David.
Work from the rent down, not from the price up. This is the order we use when we read a rental file:
In the Las Vegas case described below (an other-market example), the rental income covered the qualifying payment at a ratio of about 1.00. That illustrates the kind of result a DSCR lender looks for. It is not a promise about any Carlin-area property. Want us to run your rent and costs? Call (702) 766-3744 to talk it through.
Nevada charges a real property transfer tax when a deed is recorded. The rules sit in NRS Chapter 375. The Department of Taxation explains the tax on its real property transfer tax page. Include it in your closing budget. Ask your escrow or title company which exemptions, if any, apply to your transaction. This page does not state any amount because it varies with the transaction. Our serial investor loans page cites the Clark County real property transfer tax as one example of a cost that differs by place, and Clark County's recorder explains how to record in that county. Confirm local costs with your title company.
Many investors hold rentals in an LLC. DSCR and portfolio products more often accept entity borrowers than agency loans do. Whether an LLC suits you is a question for your attorney and tax advisor. Moving a property into an entity after closing can trigger due-on-sale terms. Raise it with us before closing, not after. Call (702) 766-3744 to ask.
Loans made for business or investment purposes are treated differently from consumer mortgages. The CFPB's Regulation Z section on exempt transactions is the official starting point for the business-purpose exemption. DSCR, blanket and portfolio loans are for non-owner-occupied investment property only. They are not for a home you plan to live in. Each lender sets its own rules. For legal questions about your own deal, speak with a licensed attorney.
iQRATE Mortgages is a mortgage broker based in Las Vegas and licensed in Nevada. David Ghazaryan entered the mortgage industry in 2005. He founded a tax practice in 2008, where he has prepared more than 6,000 tax returns. So he reads a rental portfolio as an owner and a tax preparer would. Rent comes first. Then the tax bill, insurance and HOA. Then the loan. He also invests in real estate himself.
In David's words: "One thing being a real estate investor has taught me is that getting a loan approved and making a good investment are two different things."
David also says: "I've seen investors spend weeks negotiating a purchase price and then barely examine the financing terms." And: "They focus on the interest rate. I look at the entire transaction: cash invested, monthly carrying costs, reserves, prepayment penalties, and the exit strategy."
On prepayment terms he adds: "A loan that saves you money today can become expensive if you need to refinance or sell before a prepayment penalty expires." And on how he works: "I'm interested in whether the financing supports the investment strategy, not simply whether a lender will approve it."
If you already own several rentals, the serial investor loans page covers how to sequence agency, DSCR and blanket financing as you grow. The investors hub lists every investor program. The jumbo page applies if the purchase price is above conforming limits.
This is a Las Vegas transaction from David's own account. It shows the kind of problem-solving involved. It is not a Carlin transaction.
A client's financing on a brand-new Las Vegas investment property fell apart. She had found a move-in-ready home that another buyer had failed to close on. The builder was offering generous incentives if she applied through its preferred lender. She did, and the builder's lender denied the loan. She had met the builder's requirement to apply through its channel. So the builder agreed to honor the incentives if she obtained outside financing.
We arranged a DSCR mortgage based on the property's rental income instead of her personal debt-to-income ratio. The client then applied the builder incentives toward a rate buydown. The debt-service coverage ratio was approximately 1.00, and the client closed in less than three weeks (under 21 days), according to David's account. The income covered the qualifying property payment, which is the test a DSCR lender applies.
The lesson David took from it: a lender's denial does not necessarily mean a good investment is dead. Sometimes the answer is to read the purchase contract, protect the buyer's negotiating position and pick a program that fits the investment. Results vary. Every file is underwritten on its own facts.
These are verbatim reviews of iQRATE Mortgages. They come from other markets and loan types, and they are company-wide, not tied to this page's city. As shown on the review profiles, iQRATE holds 5.0 stars from 77 reviews on Google, 5.0 stars from 51 reviews on Yelp and 5.00 stars from 9 reviews on Zillow. See more on the reviews page.
"Andrei and David were so great! They're helpful and communicated everything with me through the whole process. I am so pleased and look forward to using iqrate for my future investment properties. 10/10 Will be reccomending to friends."
Kassandra Arthur, Google review (investment property, company-wide, other market)
"David handled the purchase of my investment duplex in Olympia - Washington State. He came recommended by my realtor, and was very attentive, closed on time, and communicated clearly."
Nnamdi Chima, Zillow review (Olympia, WA duplex, other market)
"Very efficient and transparent service. They go above and beyond to deliver the loan closure on time even in a very tight time line. Also very resourceful and knowledgeable staff. I'll go to them again next time I need a loan."
Rita S., Yelp review (Los Angeles, CA, other market)
"The best experience that I have ever had with mortgage company, David and his team are awesome and they always keep me updated on a daily basis about my mortgage process. They are professional, down to earth, helpful and they always available to answer all your questions."
Edmond Boghosian, Google review (company-wide, other market)
"My experience with the IQRATE team was phenomenal. I bought my first house and they helped me through the entire process. David , Andrei & Gayane were so helpful, communicative & patient with me as I had so many questions throughout the entire process."
Anthony Kingston, Google review (first house purchase, company-wide, other market)
"David and his team are very professional in their field of expertise. They helped me to get the loan really quick and easy, explaining all steps and assisting me with all of the papers."
G M., Yelp review (company-wide, other market)
"David and Andrei and team were very knowledgeable and really helped in the whole process. Even though the economy is going through a rough time they were able to explain every detail and really looked out for our best interest!"
Lydia Z., Yelp review (Menifee, CA, other market)
Not sure which items apply? Contact us before you gather anything. Call (702) 766-3744 and we will say what is worth pulling together.
"Portfolio" describes who holds the loan or how many properties it covers. "DSCR" describes how the borrower qualifies, by comparing property income to debt service. Some portfolio loans use DSCR qualifying, and some do not.
iQRATE arranges DSCR and other investor financing for investment property in Nevada and compares lender options. Availability depends on the property, the borrower and each lender. Nothing here is a commitment to lend.
No. iQRATE Mortgages is a mortgage broker. We do not fund loans. We work with lenders and present options. You can verify our licensing on NMLS Consumer Access.
It depends on the product. DSCR loans focus on the property's income. Bank-statement loans use deposits. Lender-held portfolio loans follow each lender's own guidelines. Some lenders still ask for documentation, so ask early.
A blanket loan can cover several rentals. The properties are cross-collateralized, so they all back the same loan. Weigh that risk. Ask how a single property can be released if you want to sell it.
Some investor loans carry them and some do not. Ask for the prepayment terms in writing before you commit. Match them to your exit plan.
DSCR is the debt service coverage ratio. It divides the property's rent by its full payment, including property tax, insurance and any HOA. A ratio near 1.00 means the rent roughly covers those costs. Each lender sets its own minimum.
Principal, interest, taxes, insurance and association dues. It is the full monthly housing payment a DSCR lender compares to rent.
Fannie Mae's published policy allows up to ten financed properties for a second home or investment property run through Desktop Underwriter. Lenders can add overlays, so confirm with the lender.
The Nevada Department of Taxation lists a combined rate of 3.6066 per $100 of assessed value for Carlin for FY 2025-26. That is a state-published figure, not an iQRATE estimate. Confirm your parcel's bill with the county.
No. DSCR, blanket and portfolio loans described here are for non-owner-occupied investment property only.
Many investors do. DSCR and portfolio products more often accept entity borrowers than agency loans, which generally call for a natural-person borrower. Ask your attorney and tax advisor whether an LLC suits you, and raise it with us before closing.
Nevada charges a real property transfer tax when a deed is recorded, under NRS Chapter 375. Ask your escrow or title company which exemptions apply, and include the tax in your closing budget.
iQRATE Mortgages is licensed in Nevada, California, Texas and Florida. This page covers Nevada, and availability for any property depends on the borrower, the property and each lender.
Use the online application, call (702) 766-3744, or use the contact page to send a message. Read more about iQRATE.
Tell us the property and your plan. We will walk through which structures fit. Apply now or call (702) 766-3744. You can call first to ask a question.
iQRATE Mortgages, Company NMLS 1862492. David Ghazaryan, Mortgage Broker, NMLS 1486726. 6360 S Rainbow Blvd Ste 101, Las Vegas, NV 89118. (702) 766-3744. Licensed in Nevada, California, Texas and Florida. Equal Housing Opportunity. iQRATE is a mortgage broker and not a lender. DSCR, blanket and portfolio loans are business-purpose loans for non-owner-occupied investment property only. This page is general information and not a commitment to lend. Programs, terms and eligibility depend on credit, property, rent and underwriting review and may change without notice. This page is not legal or tax advice; consult a licensed attorney or tax professional.
