Investment property loans › Buy and hold loans
Buy and Hold Loans
Ten rentals, ten loans, ten due dates. There is a simpler way to grow.A bank gives you an answer. As your loan broker, I give you options.
You are building something. Every new door means another application, another appraisal and another statement to track, and your bank keeps hinting that you already own enough real estate.
I’m Kevin Kermeen, and I place buy and hold loans for investors who keep their rentals for the long run. Depending on the properties, that can be one rental at a time or several under one loan: blanket loans and rental portfolio loans built around the combined cash flow. One application puts your portfolio in front of the right capital partners from my network of 200+ for buy and hold financing that fits where you are going. DON’T beg the bank!
7 days a week (Arizona Time)
- 200+capital partners
- $150,000program minimum
- 1 or manyrentals per loan
- 3 to 5 daysfor term sheets
How Buy and Hold Loans Work
Buy and hold loans are long-term rental debt for investors who plan to keep their properties, collect the rent and build equity over time.
One rental at a time
Each rental can carry its own long-term loan, judged on its own rent and value. That keeps each property separate, which some investors prefer when they may sell one later.
How blanket loans work
Blanket loans put several rentals under one loan, with one closing and one payment. The capital partner usually looks at the combined rent and value, and the properties typically secure the loan together.
Rental portfolio loans for growth
Rental portfolio loans can refinance a group of existing rentals, pull equity out of the group, or finance the purchase of a package of rentals in one transaction.
What to weigh before you combine
One loan is simpler, but it ties the properties together. Selling one property later usually needs the capital partner’s release, and many partners want the properties in the same state. I walk you through the trade-offs before you choose.
On This Page
Buy and Hold Loans Stories You Might Be Living
Every investor who calls me about buy and hold loans has lived a version of one of these. If yours sounds familiar, your portfolio may not be the problem. The financing might be.
TOO MANY DUE DATES
You spend more time managing loans than managing rentals
Every month starts the same way: logging into a different portal for every property, checking escrow balances and hoping nothing slipped through. The rentals are doing their job. The paperwork is eating your weekends.
What changes when you bring it to me: Blanket loans can put several rentals under one loan with one payment and one closing. I look at your whole portfolio and show you, side by side, what combining looks like and what keeping them separate looks like, so you choose with clear eyes.
THE BANK SAYS ENOUGH
Your bank decided you own enough real estate
Your properties are full and your payments are on time, and you are ready for the next one. Then the loan officer tells you the bank has reached its limit with you, not because anything is wrong, but because there is a lot of it.
What changes when you bring it to me: Long-term buy and hold financing can grow with you. I match your next rental, or your whole portfolio, to capital partners whose guidelines fit an investor with a growing number of doors, and I tell you straight what each one needs.
EQUITY ON THE SIDELINES
Your portfolio has equity, and your next deal needs a down payment
Your rentals have gone up in value and the rents have followed. Together they are worth much more than you owe. But the equity is spread across properties, and nobody has shown you how to use it without selling.
What changes when you bring it to me: Rental portfolio loans can refinance a group of rentals and, if the numbers support it, release equity for the next purchase. I show you what the combined value and rent support before you commit to anything.
☂️ Banks hand out umbrellas when the sun is shining, not when you are weathering the storm.
7 days a week (Arizona Time)
Are Buy and Hold Loans the Right Fit?
Buy and hold loans fit when
- You plan to keep your rentals for the long run
- The properties are rented, or ready to rent
- You want one loan across several rentals, or one per property
- You want to pull equity out of a group of rentals
- You own, or want to own, the properties in an LLC
Look at another program when
- It is one rental and you want it qualified on its rent: see DSCR loans
- The property needs a major rehab: see fix and flip loans or BRRRR loans
- You are behind on a current note: see the investment property foreclosure bailout
- It is a larger apartment building: see multi-family apartment loans
- You plan to live in one of the properties
How Buy and Hold Loans Work With Me
One conversation, one application for your whole portfolio and a broker who stays on your file until it closes.
- You call or apply. Call Kevin 7 days a week (Arizona Time) at (480) 915-8690, or start the buy and hold application. A simple list is fine: the properties, their values, the rents and any loans on them.
- I review the portfolio. I look at the combined rent, the values, your reserves and your goals, and I tell you straight whether one loan, several loans or a mix makes the most sense.
- I match the file. I take one complete file to the capital partners from my 200+ network whose guidelines fit your properties, your states and your plan.
- You compare term sheets. 3 to 5 days
Expect term sheets in 3 to 5 days. I walk you through each one in plain English, including release terms if you may sell a property later. - Appraisals and rent schedules. Each property is usually valued with a rent analysis. I keep the file moving and you informed.
- One closing and move on. Days, not months
Investor loans like these close in days, not months, and some loans are approved and funded in 24 to 72 hours on select programs. Then you get back to growing the portfolio.
7 days a week (Arizona Time)
What You Will Need for Rental Portfolio Loans
Have these ready and your buy and hold file can go to the right capital partners without anyone asking you twice. Missing something? Apply anyway and upload the rest later.
Every buy and hold file
- A schedule of real estate you own: addresses, values, rents and loan balances
- Purchase contracts for anything you are buying, or mortgage statements for refinances
- Property photos
- LLC or corporation documents, if you own through an entity
- Last two months of bank statements for cash to close and reserves
- A credit report with scores, and a government ID
- A personal financial statement
The rental income
- Rent rolls and current leases for every property
- Annual property taxes, insurance and any HOA dues for each one
- 12 months of income and expenses on rental refinances
- The cash-out amount and what it is for, if you want one
Buy and hold loans are for investment property only. If you or a family member will live in a property, it does not belong in a buy and hold file, and I will point you in a better direction.
What Capital Partners Look At on Buy and Hold Loans
Every capital partner has its own box, but most ask the same questions about a portfolio. Knowing them before you apply saves time and surprises.
- Combined cash flow: whether the rents cover the payments across the properties
- Values: what each property is worth today
- Reserves: cash left after closing to carry the portfolio
- Credit and history: scores, plus any bankruptcy, foreclosure or short sale
- Experience: how long you have owned and managed rentals
- Location: many partners want the properties in certain states, often the same one
- Title: many partners prefer an LLC or corporation
- Release terms: how a single property can be sold or refinanced out later
A weak spot does not end the deal. It changes which capital partners fit, which is why I review every file before it goes out. For how rental income and expenses are reported, see IRS Publication 527 on residential rental property, and for the rental market, see the U.S. Census Bureau Housing Vacancies and Homeownership survey.
Check the cash flow on each rental first
Rent, payment, cash flow and return on cash in one place, property by property. Bring the results when you call me.
Recently Funded Buy and Hold Loans
Real investor deals from my desk. Every deal is different, and yours starts with a conversation.
Why Investors Use a Broker for Buy and Hold Financing
A bank gives you an answer. As your loan broker, I give you options.
A bank can only offer its own loan, and it often decides it has lent you enough. I am a nationwide commercial loan broker, and I work for you, not the lender. My job is to know which capital partners are writing long-term rental debt and blanket loans right now, and to present your portfolio so it gets a fair look. DON’T beg the bank!
“Bring me the portfolio the bank stopped lending on. I will tell you what it supports, what it will take and which of the 200+ capital partners I work with is the right fit.”
A fit if you
- Need $150,000 or more for rentals
- Own rentals, or are buying them to keep
- Can share the rents and your documents
- Want options, not one take-it-or-leave-it offer
Not a fit if you
- Need less than $150,000
- Plan to live in one of the properties
- Want a promise of approval before anyone sees the file
- Are not ready to share documents
Other Investor Programs
Every strategy needs a different loan. See all six on my investment property loans page, or jump to the one that fits.
Investment Property Foreclosure Bailout
Best for: Behind on an investment property note
Duplex, Triplex and Fourplex Loans
Best for: Buying or refinancing a duplex, triplex or fourplex
Bigger building or a commercial property? See my commercial real estate loans and multi-family apartment loans.
7 days a week (Arizona Time)
Buy and Hold Loans FAQ
What are buy and hold loans?
Buy and hold loans are long-term investment property loans for rentals you plan to keep. They can finance one rental at a time or several rentals under one loan, built around the rent, the values, your credit and your reserves.
What are blanket loans?
Blanket loans put several properties under one loan, with one closing and one payment. The properties typically secure the loan together, and selling one later usually needs the capital partner’s release.
Can rental portfolio loans pull cash out?
Often, yes. Rental portfolio loans can refinance a group of rentals and release equity if the combined value, rent and your credit support it. I show you what the numbers support before you commit.
Do the properties need to be in the same state?
Many capital partners prefer it, and some require it. Others are more flexible. I match your portfolio to partners whose location rules fit.
What is the minimum loan amount?
My buy and hold loans start at $150,000. For a smaller deal, call Kevin (480) 915-8690 to discuss your situation, and I will tell you honestly whether I can help.
Is one loan or several loans better?
It depends on your plans. One loan is simpler to manage, while separate loans make it easier to sell one property later. I lay out both before you decide.
How long do buy and hold loans take?
Expect term sheets in 3 to 5 days. Loans like these close in days, not months, and some loans are approved and funded in 24 to 72 hours on select programs. Appraisals on several properties and your documents set the pace.
Can I add rentals to my buy and hold financing later?
Often, yes. Some investors start with one rental and refinance a group of properties into blanket loans once the portfolio grows. Others keep each rental on its own loan so they can sell one without touching the rest. I look at where you want the portfolio to be in five years and plan the financing around that.
Is approval certain if I apply?
No. Every file is subject to credit approval, and rates and terms depend on the properties, the rents and your file. What I promise is a personal review and a straight answer.
Ready to Talk About Your Buy and Hold Loans?
A bank gives you an answer. As your loan broker, I give you options.
Tell me about the portfolio you are building. One rental or many, I review every buy and hold file personally and give you a straight answer. DON’T beg the bank!
☂️ Banks hand out umbrellas when the sun is shining, not when you are weathering the storm.
7 days a week (Arizona Time)
Subject to credit approval. Terms vary. This is not a commitment to lend. Buy and hold loans are for non-owner-occupied investment property only.