Buy and finance US rental property as a non-resident. No SSN, no US credit, no US tax returns required. Foreign passport + proof of funds is enough to start. We close from anywhere in the world.
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Investment property only · No US credit needed
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A foreign national loan is a US mortgage built for borrowers who are not US citizens or permanent residents and who live primarily outside the United States. The product exists because the standard US mortgage system assumes three things a non-resident usually doesn't have: a Social Security Number, a US credit file, and US tax returns. A foreign national loan swaps each of those for something you do have — a valid passport, a credit reference from your home-country bank, and documented funds — and, in its most common form, qualifies the loan on the property's rental income instead of your personal income.
That last point matters more than any other. Most foreign national loans written today are DSCR loans (debt service coverage ratio). The lender divides the property's expected rent by the proposed mortgage payment plus taxes, insurance, and any association dues. If the rent covers the payment (a DSCR of 1.0 or higher), the property qualifies. Your employment, your income in another currency, and your home-country tax situation stay out of the file. That is why a non-resident can finance a US rental without ever having filed a US return.
Who these loans are for: non-resident investors buying or refinancing US investment property — single-family rentals, condos, 2–4 unit buildings, short-term rentals, and small multifamily. They are business-purpose loans. If you intend to live in the home, this is not the right product.
"Foreign national mortgage" is really a family of programs rather than one loan. Below we cover who qualifies, the requirements and down payment, the different program types (DSCR, asset-based, bridge, ITIN), why the rates price higher, the countries we work with, how the process runs, and how to close from abroad. If you already know your scenario, the eligibility check takes 30 seconds.
Check eligibility in 30 seconds. Tell us the property state, loan size, and your credit profile at home. We reply within 24 hours in English, Spanish, or Mandarin with the LTV and rate range your file fits.
Check My Eligibility →Lenders sort non-citizen borrowers into a handful of buckets, and the bucket you land in decides which program you get, how much you can borrow, and what you pay. The labels get used loosely online, so here is how they work in practice at the wholesale lenders we place foreign national files with.
| Borrower type | How lenders usually treat you | Typical program |
|---|---|---|
| Foreign national (non-resident, no SSN, no US credit) | The core case for this page. You live abroad, hold a foreign passport, and have no US credit file. Credit is established through references from your home-country bank or a foreign credit bureau. | Foreign national DSCR · up to 75% LTV on purchases · foreign credit reference or foreign bureau report |
| ITIN holder living in the US | You have an IRS-issued Individual Taxpayer Identification Number and often some US credit built through ITIN-eligible cards. Files with a couple of years of US credit look closer to a citizen file. | ITIN DSCR program · typically up to 75% LTV · see the ITIN DSCR guide |
| Permanent resident (green card) | Treated as a US borrower by most lenders. You have an SSN and, usually, US credit. The foreign national overlay doesn't apply. | Standard DSCR · priced like a US citizen · see DSCR rates by borrower type |
| Visa holder in the US (H-1B, L-1, E-2, O-1, TN, and similar) | Depends on the program. With an SSN and US credit, many lenders underwrite you as a non-permanent resident on the standard DSCR program. Without US credit, or if you live outside the US most of the year, you'll usually be placed on the foreign national program. | Standard DSCR or foreign national DSCR · lender-specific · ask before assuming |
| Foreign entity (corporation, LP, or trust formed abroad) | Some lenders lend directly to a foreign-registered entity; many prefer a US LLC owned by the foreign individual or entity. | Foreign national DSCR · case-by-case |
"Non-resident alien" is an IRS term: broadly, someone who is not a US citizen and doesn't meet either the green card test or the substantial presence test (a day-count test) for a given year. Lenders borrow the phrase but don't apply it the way the IRS does. What the underwriter actually cares about is simpler: Where do you live most of the year? Do you have a US credit file? What identification and tax number do you hold? Answer "abroad, no, and passport only" and you are a foreign national borrower for lending purposes, regardless of how many days you spent in the US last year. Your tax status is a separate question for your cross-border tax advisor, and it can differ from how a lender classifies you.
What does disqualify a file: citizenship or residence in a country under active US Treasury OFAC sanctions, funds that can't be sourced to an account in your name, or a property you intend to occupy.
Every lender publishes its own matrix, but foreign national loan requirements cluster around the same items. The table below is the version we underwrite to before we send a file out for pricing. Where a range appears, the low end is a strong Tier 1 file and the high end is a thinner file or a riskier property type.
| Requirement | What lenders typically look for |
|---|---|
| Down payment / max LTV | 25% down (75% LTV) on purchases for strong-credit borrowers from Tier 1 countries. 30–40% down for higher-risk countries, no formal credit history, or condotels. Rate-term refinance up to 70% LTV; cash-out refinance up to 65% LTV. |
| Reserves | 6–12 months of PITIA (principal, interest, taxes, insurance, association dues) in liquid funds after closing. US or foreign bank accounts both work, documented with statements. |
| Credit (no US FICO needed) | One of: a credit reference letter from your home-country bank stating account history and standing (many lenders ask for two); three alternative tradelines such as utility, landlord, or mobile contract; or a foreign credit bureau report where one exists (Equifax Canada, UK Experian, Schufa in Germany). |
| Identification | Valid foreign passport, copy of the photo page. Visa or US entry stamps are helpful but not required. |
| Proof of funds and seasoning | 2–3 months of bank statements showing the down payment, closing costs, and reserves in an account in your name. Large recent deposits need a paper trail (sale of an asset, transfer from another account you own). Funds wire from a verifiable foreign bank account in your name; cash, crypto, and third-party loans don't work. |
| Minimum DSCR | 1.0 standard (rent covers the full payment). Below 1.0 is possible with a larger down payment on some programs. |
| US bank account | Not required to apply. Required for making mortgage payments: your personal name, your LLC, or your property manager's trust account. Most borrowers open one on the closing trip or have the property manager pay from rents. |
| Borrowing entity | Personal name or a US LLC (single- or multi-member) owned by you. Wyoming, Delaware, and Florida are common formation states. Foreign-registered entities case-by-case. |
| Appraisal | Ordered by the lender from a US-licensed appraiser and includes a market rent schedule that sets the DSCR. For short-term rentals, some lenders accept an STR income report in place of a lease. |
| Insurance | Landlord (hazard) policy with the lender named as mortgagee, binder due before closing. Flood insurance if the property sits in a designated flood zone. Wind or hurricane coverage in coastal markets feeds into the DSCR math. |
| Eligible property | SFR, 2–4 unit, 5+ unit multifamily, condos, condotels, mixed-use. Investment property only — business-purpose loans. |
| Loan amount and term | $150,000 to $5,000,000+. 30-year fixed, 5/1 and 7/1 ARM, interest-only options. |
| US mailing address | A property attorney, CPA, or property manager's address works for correspondence. |
Notice what's absent: US tax returns, US W-2s or pay stubs, US employment verification, a Social Security Number, and an ITIN. None of those are conditions of a foreign national DSCR loan. If a lender asks you for them, you've been put on the wrong program.
The single biggest difference between a foreign national loan and a domestic DSCR loan is leverage. A US-citizen investor with strong credit can often borrow 80% of the purchase price. A foreign national tops out at 75% loan-to-value, which means a minimum 25% down payment, and many files land at 30–35% down. Lenders price country risk and the missing US credit file through the LTV first and the rate second.
| Transaction | Max LTV | Minimum down / equity | Notes |
|---|---|---|---|
| Purchase, long-term rental | 75% | 25% | Tier 1 country, strong credit reference, DSCR at or above 1.0 |
| Purchase, short-term rental / Airbnb | 65–70% | 30–35% | Compare 80% for US citizens on STR · STR program |
| Purchase, condotel or thin credit | 60–65% | 35–40% | Higher-risk country or no formal credit history |
| Rate-and-term refinance | 70% | 30% equity | Replaces an existing loan; no cash back |
| Cash-out refinance | 65% | 35% equity | Pull equity from a property you own free and clear or with a small existing loan |
Take a $400,000 single-family rental at 75% LTV. The loan is $300,000 and the down payment is $100,000. Add closing costs (title, lender fees, prepaid taxes and insurance, and any points), plus 6–12 months of PITIA in reserves that must remain in your account after closing. Your bank statements need to show the down payment, closing costs, and reserves together, seasoned for 2–3 months, before the file goes to underwriting. Funds arriving the week before closing from an account the lender hasn't seen will stall the loan. Run your own numbers in the DSCR calculator, and see how reserves are counted and what closing costs to expect.
"Foreign national loan program" covers several structures. They differ in how the lender gets comfortable with repayment when there's no US income to verify. Here's how to pick.
The workhorse. Qualification is the property's rent divided by the payment; your personal finances only matter for down payment and reserves. 30-year fixed, ARM, and interest-only terms are available, and the loan can close in an LLC. If you are buying a rental that covers its own payment, this is almost always the right program, and it's what the rest of this page assumes. Read the complete foreign national DSCR loan guide and the 2026 foreign national DSCR rate breakdown. New to the structure? Start with what a DSCR loan is.
Some wholesale lenders will qualify a foreign national on liquid assets instead of, or alongside, rent: a portion of your documented savings or investment balances is treated as the repayment source. This helps when a property doesn't quite cover its payment at 1.0, or when you want a property with a weak rent history. Bank-statement qualification (using deposits as income) is built for US self-employed borrowers and is rarely offered to non-residents; where it is, it's lender-specific. We treat these as backup programs and price them against DSCR on every file. See DSCR vs bank statement loans.
For a purchase that has to close in days, a property that needs renovation before it can be rented, or a seller who won't wait for a 30–45 day closing, a bridge or hard money loan fills the gap. It's interest-only, short term, and materially more expensive than DSCR. Foreign national availability on bridge programs is lender-specific and often requires a larger down payment. The usual play is bridge in, stabilize the property, then refinance into a foreign national DSCR loan. Read DSCR vs hard money before choosing this route.
If you live in the US and have an ITIN (often with US credit built through ITIN-eligible cards), an ITIN DSCR program usually prices better and allows more leverage than the foreign national overlay. If you live abroad and happen to hold an ITIN, you're still a foreign national borrower; the ITIN helps at tax time, not at underwriting. Details in the ITIN DSCR loan guide.
Canadians are among the most common foreign national borrowers we see. Equifax Canada and TransUnion Canada reports are accepted as credit references, and closing logistics are well established. See DSCR loans for Canadian investors. Short-term rental buyers should read the Airbnb and STR loan page, and 5+ unit buyers the multifamily program.
| 2026 Foreign National DSCR Program Overview | |
|---|---|
| Loan amount | $150,000 – $5,000,000+ |
| Maximum LTV | Up to 75% (purchase) · 70% (rate-term refi) · 65% (cash-out refi) |
| Minimum down payment | 25% (Tier 1 countries, strong credit) up to 40% (higher-risk countries, no credit) |
| Interest rate | From 7.25% (typically 1.0–1.5% above US-citizen DSCR pricing) |
| Minimum DSCR | 1.0 standard · below 1.0 OK with stronger down payment |
| Credit requirement | Foreign credit reference OR 3 alternative tradelines OR foreign credit bureau report (where available) |
| Income documentation | None on borrower. Property's projected rental income qualifies the loan. |
| Eligible property types | SFR, 2–4 unit multifamily, 5+ unit multifamily, condos, condotels, mixed-use |
| Ownership structure | Personal name OR US LLC (Wyoming / Delaware preferred for asset protection) |
| Term | 30-year fixed, 5/1 ARM, 7/1 ARM, interest-only available |
| Reserves required | 6–12 months PITIA in liquid reserves (US or foreign bank) |
| Closing logistics | Remote close (embassy notarize / apostille) OR in-person US closing trip |
| Time to close | 30–45 days typical (longer than domestic due to international wires + notarization) |
Rates and terms subject to change. Final terms determined at underwriting. Brokered by United Trust Mortgage, NMLS #2591548. Loan products offered through participating wholesale lenders. Restrictions apply. Investment property loans for business purposes only. Equal Housing Opportunity. We comply with US Treasury OFAC sanctions and BSA/AML regulations — some countries excluded.
Foreign national DSCR loans start from 7.25% on our current sheet and typically price 1.0–1.5% above US-citizen DSCR pricing for an otherwise identical file. Short-term rental foreign national loans run another 1.0–1.5% above standard foreign national rates. Four things drive the premium:
Live pricing by FICO, LTV, DSCR, and borrower type is on the current DSCR rates page, updated weekly. For a foreign-national-specific read, see the 2026 foreign national DSCR rate guide. Rates on this page are illustrative and change frequently; final pricing is set at underwriting.
Foreign national loans require a different document set than US-resident DSCR loans. The good news: it's a shorter list.
We've closed loans from 30+ countries. If your country isn't listed, ask. We've placed loans from a wide range of origins — including some unusual ones. The only categorical exclusions are countries under active US Treasury OFAC sanctions.
Country matters in three places. Leverage and rate: lenders tier countries, and Tier 1 (Canada, UK, Germany, Australia, and peers) gets the best LTV and pricing. Credit verification: countries with a consumer credit bureau the lender can read (Canada, the UK, Germany) make the credit step easy; elsewhere a bank reference letter carries the file. Closing logistics: Hague Apostille Convention members can notarize locally and apostille; others rely on the US embassy or consulate. None of this changes whether you qualify, only how the file is assembled. Eligibility itself is set by OFAC sanctions, not geography.
Plan on 30–45 days from application to funding. Domestic DSCR loans close in 14–21 days; the extra time on a foreign national file is international wire timing, notarization scheduling, and the added underwriting work on foreign documents. We've closed faster (21 days for a UK borrower), but the safe assumption is 30 and the safe contract contingency is 45.
A week-by-week breakdown of the domestic version is in the DSCR closing timeline; add the international steps above to it.
You don't need to be in the United States to close. What you need is a signature on the note, the deed of trust or mortgage, and the closing affidavits that a US title company and the lender will accept as properly notarized. There are several ways to get there, and the right one depends on your country, your lender, and the state the property is in.
Consular officers at US embassies and consulates can notarize documents for use in the US. This is the most universally accepted route. Appointments are booked online and can fill weeks ahead at busy posts, so we schedule the closing date around the consular slot rather than the other way around. Bring your passport and the full unsigned package; do not sign anything before the officer.
If your country is a member of the Hague Apostille Convention, a locally licensed notary can witness your signature and your government's designated authority issues an apostille certificate that US title companies recognize. Often faster than a consulate. Some lenders and title states restrict which documents can go this route, so confirm before booking.
You appoint a US-based agent (often the closing attorney or a trusted representative) to sign the loan documents on your behalf under a limited, transaction-specific POA. The POA itself still has to be signed and notarized abroad by one of the methods above, and the lender must approve the POA form in advance. Useful when timing is tight or when you've already done the consular step once.
Some US states permit a notary to witness signatures over video, and some lenders and title underwriters accept it for borrowers located outside the country. Availability depends on the property's state, the lender, the title company, and in some cases your physical location at signing. Treat remote online notarization as a bonus if it's offered, not a plan.
Many borrowers prefer to come for a day: sign at the title company, tour the property, open a US bank account in person, and meet the property manager. Not required, but it solves the bank account question at the same time.
Mortgage payments after closing must come from a US bank account: yours, your LLC's, or your property manager's trust account paying from rental proceeds. We can point you to banks that open accounts for foreign nationals.
Most foreign national investors hold US property in a US LLC. The loan pricing is the same either way, and lenders accept single-member or multi-member LLCs owned by a foreign individual. The reasons are liability separation and estate planning: direct ownership of US real estate by a non-resident individual can create US estate tax exposure that an entity structure may help address. Whether a US LLC, a foreign entity above the LLC, or personal ownership is right depends on your home country's rules. Wyoming, Delaware, and Florida are common formation states; setup typically takes 1–2 weeks and we can refer a US attorney. See how LLC DSCR loans work.
An ITIN is not required to get the loan, but you will generally need one to file the US tax return that reports your rental income. Most of our borrowers apply after closing, through a CPA or an IRS acceptance agent, using IRS Form W-7. Plan for it in the first year of ownership.
In general terms, rental income earned by a non-resident is subject to US tax. Without an election, gross rents can be subject to flat withholding; with an election to treat the rental as effectively connected income, you're taxed on net income after expenses such as mortgage interest, depreciation, property tax, and management. Which is better depends on your numbers and your treaty position. Property tax is owed to the county regardless of citizenship. Some states also tax rental income at the state level (California and New York do; Florida and Texas have no state income tax).
When a foreign person sells US real property, the Foreign Investment in Real Property Tax Act generally requires the buyer to withhold a percentage of the gross sales price and remit it to the IRS as a prepayment of the seller's tax. Exemptions and reduced-withholding certificates exist, and the withheld amount is reconciled on your return, but it affects your cash at sale and belongs in the exit plan from day one. It is the most common surprise we hear about from foreign investors who bought without advice.
Other states foreign investors ask about: Arizona, Tennessee, Georgia, and Nevada. We lend in all 50 states.
Investors searching for "foreign national wholesale lenders" usually want the list of lenders who actually fund these loans so they can go direct. Here's the catch: wholesale lenders don't take applications from borrowers. A wholesale lender funds loans that are originated and packaged by approved mortgage brokers. Their rate sheets, overlays, and country tiers are published to brokers, not to the public. The way you access a wholesale foreign national program is through a broker who is approved with that lender.
The alternative is a retail lender: a bank or direct lender that takes your application and funds it from its own program. For foreign nationals, retail is thin. Most US banks don't write the loan; the ones that do offer one program with one set of overlays, and if your country, property type, or credit reference doesn't fit, the answer is no.
A broker shops your file across every wholesale lender it's approved with. We're approved with 50+ wholesale lenders, and of those, roughly 8–10 genuinely program for foreign nationals rather than tolerating them. Each has different country tiers, different LTV caps, different credit-reference rules, and a different appetite for condotels, STRs, or 5+ units. The same borrower can be a 70% LTV file at one lender and a 75% LTV file at another; one lender wants two bank letters, another accepts a bureau report; one closes via POA, another insists on consulate signing. Knowing which lender fits which file is the job.
Lender fees and broker compensation are disclosed in writing before you commit, and there's no obligation attached to a quote. If you'd rather compare lenders yourself first, our DSCR lender rankings and lender directory are public.
Most US banks won't touch a foreign national loan. We've vetted the 8–10 wholesale lenders that genuinely program for foreign nationals and shop your file across all of them to find the best LTV/rate combination.
We accept foreign credit references in lieu of a US FICO score. A simple letter from your home-country bank stating account history and standing is usually enough. For Tier 1 countries (UK, Canada, Germany), we can pull foreign credit bureau reports.
English, Spanish, Mandarin natively. Hindi, Portuguese, Tagalog via partners. We've closed deals with borrowers in 30+ countries — you won't be our first foreign national, regardless of where you live.
US embassy notarization, apostilled docs, or in-person 1-day closing trip. We handle the logistics so you can close from London, Mumbai, Sao Paulo, or Tokyo without flying twice.
Most foreign national investors hold US property in a US LLC (Wyoming or Delaware) for asset protection and tax planning. Our loans accept LLC ownership at no extra cost. We can refer you to a US attorney for setup.
We qualify the deal on the property, not your country's economy or political risk. As long as the property cash flows and you have the down payment, your country of residence is essentially a paperwork detail.