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A portfolio loan for a Dallas-area rental investor is financing built around your whole rental business, not one tax return or one purchase. iQRATE Mortgages is a licensed Texas mortgage broker. We compare DSCR, blanket, bank statement, conventional and jumbo options from many lenders for Dallas, Fort Worth, Plano, Frisco, Irving and the rest of Dallas-Fort Worth. Investor loans are for business purposes only. Not all borrowers qualify. Terms are subject to underwriting and change. This page is general information and is not a commitment to lend.
By David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages NMLS 1862492 · Updated November 14, 2026. Call or text (702) 766-3744 or apply now.
"Portfolio loan" means two things in this market. To a bank, it is a loan the bank keeps on its own books instead of selling. To an investor, it usually means financing that fits several rentals at once. We cover both meanings. As a broker we do not fund loans ourselves. We shop programs from many lenders and show you the trade-offs side by side.
The right structure depends on how many rentals you own, how you document income, and whether you plan to hold or sell. Start with the iQRATE portfolio loans overview, then use this page for the Dallas-area details. For the program-first view, see our serial investor loans guide and the investor loans hub.
| Loan type | What it qualifies on | How it helps a portfolio | Learn more |
|---|---|---|---|
| DSCR rental loan | The rent divided by the full property payment | No tax returns or W-2s, and you can close in an LLC. Each rental is underwritten on its own rent. | Dallas DSCR loans |
| Texas statewide DSCR | Rental income, across several Texas metros | For investors who own rentals across Dallas, Houston and other Texas cities. | Texas DSCR loans |
| Bank statement loan | Business bank deposits instead of tax returns | Fits self-employed owners whose returns show low income after write-offs. | Bank statement loans |
| Conventional (agency) | Personal income, credit and reserves | Usually the lowest-cost money, but agency rules cap how many financed properties one borrower can hold. | Dallas conventional loans |
| Jumbo | Full documentation on larger loan amounts | For a higher-priced Dallas-area purchase above the county limit. | Dallas jumbo loans |
| Blanket / portfolio | The combined performance of several properties | One loan secured by more than one rental. Availability and terms vary by lender. | Portfolio loans |
Conventional loans are usually the cheapest money a rental investor can get, so most serial investors use every agency slot they have first. Three Fannie Mae rules decide how far that money goes. They are the maximum loan-to-value ratio on an investment property, the extra reserves tied to how many financed properties you hold, and the requirement that the borrower be a natural person, not an LLC.
Fannie Mae's guide sets an agency cap of ten financed properties for one borrower (multiple financed properties). It also requires extra reserves, calculated on the unpaid balance of your other financed second homes and investment properties (minimum reserve requirements). The borrower rules are in the general borrower eligibility requirements.
That is where a DSCR or blanket structure often takes over. Rental income qualifies the loan, and most DSCR lenders will lend to an LLC. You sign a personal guarantee, and you bring the articles, the operating agreement and the EIN letter.
Property tax is part of the payment a DSCR lender counts, so it moves your ratio on every property. Texas has no state income tax and no transfer tax on a deed, but property taxes are high. Rentals get no homestead exemption. To run the numbers on an address, call or text (702) 766-3744. A MUD or PID assessment adds to the rate. For 2026 the yearly rise in appraised value is capped at 20% for most non-homestead property worth $5,320,000 or less (Texas Comptroller).
The 2025 total rate across the City of Dallas and Dallas ISD is 2.22671 per $100 of value. It is made of Dallas ISD at 0.993835, the City of Dallas at 0.6988, Dallas County at 0.2155, Parkland Hospital at 0.212 and Dallas College at 0.106575. Check the address on the Dallas Central Appraisal District site for county, school district and tax rate.
Zillow's September 2026 data puts the typical Dallas home value at $303,442 and typical rent at $1,604, a gross yield of 6.3%. At that value, the tax is about $6,757 a year, or $563 a month. The table scales those two sourced numbers to a portfolio. It is simple multiplication by iQRATE, not a quote.
| Number of rentals, each at the typical metro value | Combined typical rent per month | Combined property tax per year | Combined property tax per month |
|---|---|---|---|
| 2 rentals | $3,208 | $13,514 | $1,126 |
| 4 rentals | $6,416 | $27,028 | $2,252 |
| 6 rentals | $9,624 | $40,542 | $3,378 |
| 10 rentals | $16,040 | $67,570 | $5,630 |
Sources: Zillow Research data (ZHVI and ZORI, September 2026), as reported on the iQRATE DSCR page for this metro, and the 2025 Dallas Central Appraisal District rates. The Zillow research data page has the series. Your real bill depends on appraised value, tax units and exemptions.
Zillow's September 2026 figures, as reported by iQRATE for the metro, show a wide spread across the metro. Mesquite has the highest gross yield of the twelve cities tracked, at 6.8%. Frisco has the lowest, at 3.4%. Dallas sits at 6.3%, Fort Worth at 6.6%, Irving at 5.7% and Plano at 4.2%.
A higher yield makes a DSCR of 1.0 easier to reach. A lower yield often needs more cash into the deal. A portfolio can mix both: a high-yield rental that covers itself next to a higher-priced suburban rental that builds equity. Gross yield is a year of rent divided by value, before tax, insurance and the loan.
Dallas, Collin, Denton and Tarrant counties share one FHFA limit set for 2026: $832,750 for one unit, $1,066,250 for two, $1,288,800 for three and $1,601,750 for four (FHFA conforming loan limits; 2026 county list). Conforming limits apply to conventional loans. A DSCR loan is non-QM and is not tied to them. We show them so you can compare. See the Dallas mortgage broker page for the full county table.
Treat it with care. In 2023 the City of Dallas passed rules that would ban short-term rentals in single-family zones. A court blocked them on December 6, 2023. The Texas Supreme Court agreed to hear the City's appeal on October 23, 2026, and oral argument is set for December 3, 2026 (Supreme Court of Texas No. 25-0748). The City publishes its own short-term rental page.
Many lenders use long-term rent for Dallas files until the case ends. A rental that works on long-term rent is the safer plan. Fort Worth, Plano and Frisco have their own rules, and HOA rules can ban short stays, so check each address.
Each lender sets its own rules, and every term below comes in writing before you lock. David looks at the whole transaction, not only the rate: cash invested, monthly carrying costs, reserves, prepayment penalties and the exit strategy.
| Term | Why it matters when you hold several rentals |
|---|---|
| Prepayment penalty | A loan that saves money today can cost more if you must sell or refinance before the penalty ends. Match it to your exit plan. |
| Cross-collateralization | On a blanket loan, one lien can cover several rentals. Ask how a single property is released if you sell it. |
| DSCR | Rent divided by the full payment. Many programs want 1.0 or more. The lender uses the lower of the lease or the appraiser's market rent. |
| Reserves | Cash left after closing, counted in months of payment. Reserves often rise with the number of properties. |
| Credit score | Each lender sets its own minimum. Higher scores can improve terms. |
| Loan amount | DSCR and portfolio loans are not tied to the conforming limit. |
| Entity | Most DSCR lenders lend to an LLC, with a personal guarantee. Agency loans need a natural person. |
| Seasoning | How long you must own a property before a cash-out refinance. |
| Interest-only or ARM options | Some programs offer them. An interest-only period lowers the payment at first and raises the DSCR. An ARM can change over time (CFPB on fixed vs. adjustable rates). |
| Points and origination | Upfront fees. Compare them on the Loan Estimate or term sheet. |
Regulation Z treats credit to acquire, improve or maintain a rental property that is not owner-occupied as business-purpose credit (12 CFR 1026.3). That is why DSCR, blanket and portfolio loans are for business-purpose investment property only, and not for a home you live in.
These case studies are real iQRATE loan files from our own records. Cases 1 to 3 are Texas files and cases 4 and 5 are Las Vegas files; none is a story about a specific neighborhood. We round the numbers and leave out names and addresses. Call or text (702) 766-3744 if you want a similar file reviewed.
We closed a $395,500 DSCR cash-out refinance for an investor whose Texas rental is owned by an LLC. The home was worth about $565,000. It qualified on the rent with no tax returns. The home had no mortgage, so most of the loan went to the owner as cash. Settlement was June 20, 2025.
We closed a DSCR purchase for an investor on a rental near $325,000 in Katy, west of Houston, in 32 days. It qualified on rent, not tax returns. The file ran from November 17 to December 19, 2025.
A Texas investor is building houses with eight or ten bedrooms, each room rented on its own. Many DSCR programs size a house on the rent one household would pay. We took three of the houses to lenders that will look at the room-rental model. As of October 30, one lender was still waiting on underwriting feedback.
Two more case studies, both from another market (Las Vegas), show how we think about a stalled deal.
We closed two Las Vegas condos for one investor on the same day. The appraiser's market rent dropped the ratio from 0.98 to 0.82, and both still closed about five weeks after we sent them in.
Problem: a client came to us after the financing on her brand-new Las Vegas investment property fell apart. The builder offered generous incentives, but only if she applied through its preferred lender, and that lender denied her loan. Solution: she had met the builder's requirement, so the builder agreed to honor the incentives with outside financing. We arranged a DSCR loan on the property's rental income instead of a personal debt-to-income calculation, with a ratio of about 1.00, and applied the incentives toward a rate buydown. Result: we closed in less than three weeks, and she kept the property and the incentives.
The lesson David took from that file: a lender's denial does not necessarily mean a good investment is dead. Sometimes the answer is understanding the purchase contract, preserving the buyer's negotiating position, and choosing a program that fits the actual investment.
David's takeaway: "Sometimes finding financing is not about convincing a lender to overlook a weakness. It's about finding a capital source that actually understands the asset." Past results do not guarantee future outcomes. Call David at (702) 766-3744 to talk through your own plan.
"Don't rely on the seller's current property-tax bill or a builder's advertised monthly-payment estimate. In North Texas, the property may have exemptions that won't apply to you, an additional MUD tax, a PID assessment, or a new-construction tax history that doesn't reflect the completed home. Those expenses affect the actual monthly payment and potentially your mortgage qualification. I want to calculate the financing on the exact property before you commit, not discover the real housing expense after your offer is accepted."
David Ghazaryan, NMLS 1486726
Title insurance prices are set by the Texas Department of Insurance. Taxes are billed each October and paid in arrears, so lenders usually collect part of the year's tax into escrow at closing.
For primary-home and investor files we lend across Lakewood (75214), the M Streets and Lower Greenville (75206), Oak Cliff, Bishop Arts and Kessler Park (75208), Lake Highlands (75238, 75243), Preston Hollow (75229, 75230), Uptown and Oak Lawn (75201, 75204, 75219), Far North Dallas (75252, 75287) and Pleasant Grove (75217, 75227). Rental loans also cover Fort Worth, Plano, Frisco, Irving, Mesquite, Garland, Grand Prairie, Arlington, Richardson, McKinney and Denton. Corporate relocations bring buyers with a new job and a home still unsold elsewhere, and lenders handle those files differently.
David Ghazaryan is the owner and broker of iQRATE Mortgages (NMLS 1862492). He entered the mortgage industry in 2005 and founded a tax practice in 2008, where he has prepared more than 6,000 tax returns. So our team reads a rental portfolio the way an owner and a tax preparer do: rent first, then the full tax bill, insurance and HOA, then the loan. He is also a real estate investor. We are licensed in Nevada, California, Texas and Florida, and we work Dallas files from our Las Vegas office,. Verify us on NMLS Consumer Access. Read more about iQRATE.
Our video, "The Texas Tax Rule Killing Your DSCR Loan," explains that high Texas property taxes raise the full payment, so a DSCR file needs more rent or more cash in the deal. Underwrite with today's tax bill and plan for increases.
It is financing that fits several rentals. It can also be a loan a lender keeps on its own books. As a broker we compare DSCR, blanket, bank statement, conventional and jumbo programs from many lenders. Terms vary by lender.
Often yes. A DSCR loan qualifies on the property's rent instead of W-2s or tax returns. Bank statement loans use business deposits instead of returns. You still show credit, reserves and the lease or market rent.
Most DSCR lenders lend to an LLC. You sign a personal guarantee. Agency conventional loans need a natural person.
Fannie Mae caps agency loans at ten financed properties for one borrower. DSCR and blanket programs are built to scale beyond that, depending on the lender.
Many lenders want 1.0 or more. Some accept less than 1.0 with more cash into the deal and more reserves. One of our files closed after the ratio fell to 0.82.
Zillow's September 2026 typical rent is $1,604. The typical home value is $303,442, a gross yield of 6.3%. Your property will differ.
The 2025 total is 2.22671 per $100 of value across the City of Dallas and Dallas ISD. On $300,000 that is about $6,680 a year. Rentals get no homestead exemption.
Maybe. Dallas short-term rental rules are in court. Many lenders use long-term rent until the case ends.
Our real DSCR files closed in 29 to 32 days. The appraisal and rent survey usually take the most time. Timing is never guaranteed.
Many DSCR loans have one. Ask how long it lasts, and ask for a loan without one if you may sell soon.
No. We are a broker and compare many lenders for each file. Your terms come in writing after we review your deal.
Dallas, Fort Worth, Plano, Frisco, Irving and more, including Mesquite, Garland, Grand Prairie, Arlington, Richardson, McKinney and Denton. Call or text (702) 766-3744 to ask about a specific address.
Send the addresses, prices, rents and how you hold title. We will run the DSCR on each rental and show real options. Apply now, contact us to schedule a call, or call or text David at (702) 766-3744. Ready? Start your application.
For the rental-only view, see DSCR loans and jumbo loans.
These are real 5-star reviews, quoted word for word. They are company-wide reviews from other markets. They describe working with David Ghazaryan and the iQRATE team overall, not a promise about your loan. Our ratings: Google 5.0 from 77 reviews, Yelp 5.0 from 51 reviews, Zillow 5.00 from 9 reviews, and 5.0 stars from 87 reviews on Experience.com (October 2026). See all reviews, David's Experience.com reviews and our Zillow lender profile.
"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 A., 5-star Google review (company-wide review, 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 C. (Lacey, WA), 5-star Zillow review (company-wide review, 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. (Los Angeles, CA), 5-star Yelp review (company-wide review, 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. They made everything so simple & effortless & I will definitely be working with them for any mortgage needs I have."
Anthony K., 5-star Google review (company-wide review, other market)
"Great professional work! Because of exceptional coordination from Andrei and the team, our escrow was closed seamlessly several days earlier. All our questions and concerns were addressed promptly. My husband and I would highly recommend this team to whoever is looking for a new mortgage or refinancing."
Oksana K., 5-star Google review (company-wide review, 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! I would highly recommend their team as they will find a way to get it done!"
Lydia Z. (Menifee, CA), 5-star Yelp review (company-wide review, other market)
iQRATE Mortgages LLC, NMLS 1862492. David Ghazaryan, Mortgage Broker, NMLS 1486726. Licensed in Nevada, California, Texas and Florida. (702) 766-3744. Equal Housing Opportunity (Equal Housing Lender). iQRATE is a mortgage broker, not a lender, and does not fund loans. Verify licenses at NMLS Consumer Access (nmlsconsumeraccess.org). Investor loans are for business purposes only. Not all borrowers qualify. Programs, rates and terms vary by lender and change without notice, and all loans require credit, property and underwriting approval. This page is general information, not tax or legal advice, and is not a commitment to lend.
