foreign national loan program

Foreign national loan programs enable non-U.S. citizens and residents to purchase U.S. investment properties, vacation homes, or rentals without a U.S. Social Security number, credit history, or permanent residency. These non-QM mortgages cater to international investors from visa waiver countries or holders of B-1, B-2, H-2, H-3, I, J-1, J-2, O-2, P-1, or P-2 visas who live and work abroad. Qualification often uses DSCR (Debt Service Coverage Ratio) methodology, where property cash flow—not personal income—determines eligibility, making it ideal for buy-and-hold or short-term rental strategies.

Loan-to-value limits and loan amounts vary by lender and by purchase or refinance. Foreign national programs generally require a larger down payment and liquid reserves than conventional loans. No U.S. employment or SSN needed; instead, lenders verify foreign income via bank statements, employment letters, or CPA verification from the borrower's home country. International credit reports or bank reference letters substitute for U.S. FICO scores.

Eligible properties include single-family rentals, 1-4 units, condos (warrantable and some non-warrantable), PUDs, and condotels, primarily non-owner-occupied investment properties. Fixed-rate options and ACH payments from FDIC-insured U.S. bank accounts are standard. Gift funds and LLC vesting are often permitted. Borrowers provide a passport, visa, and proof of assets; some programs accept co-signers or guarantors.

Foreign national loans suit global investors interested in U.S. real estate, rental income, or diversification. DSCR qualification is available, based on how the property's rent compares to its monthly payment. Short-term bridge loans are available for flips or repositioning.

Challenges include higher down payments and reserves versus U.S. citizen programs, plus translation of foreign documents. However, no U.S. tax returns or employment verification unlocks opportunities unavailable through Fannie Mae/Freddie Mac agency loans.

Ready to invest in U.S. real estate as a foreign national? Contact us to review your foreign national loan options. Call or message us for the terms that apply to your situation.