A good fit if
- You live outside the U.S.
- You're buying a rental or vacation property here
- You can document funds for the down payment and reserves
Probably not if
- You're a U.S. citizen or permanent resident
- You'll make the property your primary residence
- Your funds can't be documented or sourced
How Foreign National Loans Work
Most foreign national programs qualify the property the same way a DSCR loan does: the rent needs to cover the payment. Instead of U.S. credit and tax returns, lenders look at your passport and visa status, your funds, and sometimes international credit references.
Example: an investor living in Canada buys a $600,000 rental in Southern California. At 70% LTV, the loan is $420,000 and the down payment is $180,000. The lease or the appraiser's market rent has to cover the full monthly payment, and the investor shows funds for closing costs plus 6–12 months of reserves.
Foreign National Loan Requirements
- Down payment: usually 30% on a purchase (70% LTV); 25% at some lenders for smaller loans.
- Cash-out refinance: usually 60–65% LTV.
- Credit: no U.S. score required. Lenders may ask for an international credit report or reference letters from your bank.
- Reserves: often 6–12 months of payments. Some lenders accept funds held abroad, with conditions.
- DSCR: usually 1.0x or higher.
- Loan size: commonly up to about $2–3 million.
- Property: investment properties, and second homes at some lenders.
The foreign national mortgage guide covers eligibility, visas, and taxes in more depth.
Who Qualifies as a Foreign National
A foreign national is a non-U.S. citizen who lives outside the United States and doesn't hold permanent residency. Most programs accept borrowers from most countries, but lenders don't lend to residents of countries on U.S. sanctions lists. If you live in the U.S. without a Social Security number, an ITIN loan is usually the better fit. Permanent residents (green card holders) generally qualify for standard programs.
Documents You'll Typically Need
- Valid passport, and a visa if you hold one
- Bank statements showing the down payment, closing costs, and reserves
- Funds moved into a U.S. account before closing
- An international credit report or reference letters, depending on the lender
- Proof of your home address abroad
- Entity documents if you buy through a U.S. LLC
How to Qualify
- Open a U.S. bank account early, so funds are in place and seasoned before closing.
- Choose a property where the rent covers the full payment.
- Decide whether to buy in your name or a U.S. LLC, with advice from a cross-border tax professional.
- Gather your passport, visa, statements, and references.
- Send me the scenario, and I'll match it to a lender that works with borrowers from your country.
Closing From Abroad
Many closings can be done remotely, with documents signed at a U.S. embassy or consulate, or through a power of attorney where the lender and title company allow. Plan ahead, because international signing and wire timing can add days.
Foreign National Loan vs. ITIN Loan
| Foreign national | ITIN | |
|---|---|---|
| Lives in the U.S. | No | Usually yes |
| Qualifies on | Property's rent (DSCR) | Your income, or rent on investment loans |
| Primary home | No | Yes |
| U.S. credit | Not required | Usually required, or alternative credit |
Foreign National FAQ
Can a foreign national get a mortgage in the U.S.?
Yes, usually for investment property, with a larger down payment than U.S. borrowers. Most programs qualify on the property's rent.
How much down payment does a foreign national need?
Usually 30%, and 25% at some lenders for smaller loans and stronger files.
Do I need a U.S. bank account?
Usually yes, by closing. Lenders want the down payment and reserves in a U.S. institution, and seasoned for a period of time.
Are there tax considerations for foreign owners?
Yes. Rental income and a future sale can create U.S. tax obligations, including withholding under FIRPTA when you sell. Talk to a cross-border tax advisor before you buy.
Can I buy a vacation home I'll use myself?
Some lenders offer second-home foreign national loans, with different requirements than investment loans.
Business-purpose loans for investment properties in California and other states where permitted. Guidelines shown are typical ranges from published Non-QM lender guidelines as of October 2026 and are not a commitment to lend. Your actual terms depend on credit, property, loan amount, and the lender's current guidelines, and can change without notice.