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Foreign National Program

DSCR loans for foreign national investors

Buy or refinance US rental property as a non-US-resident investor. No US credit history required. Vest in your LLC. Close in as fast as 21 days.

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Eligibility quick check

You may qualify for a Foreign National DSCR loan if you:

  • Hold a valid foreign passport (a US visa is not required)
  • Can document liquid reserves equal to 6 to 12 months of payments in a bank account anywhere in the world
  • Can fund at least 25% down plus closing costs by international wire
  • Are willing to vest title in your own name or in a US LLC
  • Are buying the property as an investment, not as your primary residence
  • Have a foreign or US tax ID (ITIN, EIN, or home-country tax number); SSN is not required
  • Are not a citizen or resident of an OFAC-sanctioned country

Available in 49 states

Foreign National DSCR programs are available nationwide with a few honest caveats. Most of our investor partners do not lend in Hawaii. Texas allows investment-property and second-home foreign-national loans but excludes owner-occupied (not relevant for DSCR). Some lenders cap LTV slightly lower in judicial-foreclosure states (NY, NJ, IL, FL coastal). We surface those limits on the state pages below.

Pick your target state for state-specific notes on property tax, prepay-penalty norms, and entity formation:

How is this different from a DSCR loan for US citizens?

  • Same qualifying math. Both programs use rent divided by PITIA. If the property cash flows, you qualify; your personal income is not in the equation.
  • No US credit or US income required. The Foreign National version replaces the US FICO with a foreign credit reference letter (or reserves-only profile). No tax returns, no W-2s, no US pay stubs.
  • Slightly higher rate, slightly higher down payment. Foreign National rates typically run 0.50% to 1.25% over standard DSCR, and the down payment baseline is 25% (vs. 20% for US-citizen DSCR). Otherwise the LLC vesting, prepay-penalty menu, and closing process are identical.

Foreign National DSCR by state

Per-state notes on property tax, prepay-penalty norms, LLC formation, and any program-level caveats.

AlabamaAlaskaArizonaArkansasCaliforniaColoradoConnecticutDelawareDistrict of ColumbiaFloridaGeorgiaHawaiiIdahoIllinoisIndianaIowaKansasKentuckyLouisianaMaineMarylandMassachusettsMichiganMinnesotaMississippiMissouriMontanaNebraskaNevadaNew HampshireNew JerseyNew MexicoNew YorkNorth CarolinaNorth DakotaOhioOklahomaOregonPennsylvaniaRhode IslandSouth CarolinaSouth DakotaTennesseeTexasUtahVermontVirginiaWashingtonWest VirginiaWisconsinWyoming

By buyer's home country

Country-specific guidance: documentation accepted from your home country, how to wire the down payment, FIRPTA and tax notes.

Buyers from CanadaBuyers from MexicoBuyers from ChinaBuyers from IndiaBuyers from the United KingdomBuyers from BrazilBuyers from Hong KongBuyers from the United Arab Emirates

What makes our Foreign National DSCR program work

No US credit required

Most lenders insist on a US FICO. Our Foreign National DSCR programs qualify off the property cash flow plus a foreign credit reference letter from your home country.

ITIN, foreign passport, or no SSN at all

An ITIN works. So does a foreign passport for ID verification. SSN is not required.

Vest in your LLC

Most foreign national borrowers vest title in a US LLC for liability and tax planning. We routinely close in LLC name.

Up to 75% LTV

Purchase or rate/term refinance up to 75% LTV. Cash-out refinance up to 70% LTV on stabilized 1-4 unit rentals.

1-4 unit residential rentals

Single family, duplex, triplex, fourplex, condo, townhouse. Long-term or short-term rentals welcome.

No US employment or income docs

DSCR qualifies off the property. We do not collect US tax returns, US W-2s, or pay stubs.

What you'll need to submit

  • Passport (color copy of photo page)
  • Foreign credit reference letter (two ideally, from a bank and a credit card issuer in your home country) - we provide a template
  • Two most recent foreign bank statements showing reserves equal to at least 6 months of P&I + taxes + insurance
  • Purchase contract (if buying) or current mortgage statement (if refinancing)
  • US LLC organizing documents if vesting in an entity (formation and operating agreement)
  • US tax ID (ITIN or EIN for the LLC) - we can refer you to a CPA who handles ITIN applications for foreign investors
  • For short-term rentals: 12 months of operator statements (Airbnb, VRBO) or an AirDNA / market rent report

Timeline

1

Get terms (same day)

Submit a complete application; we issue a term sheet with rate, points, and lender fee within hours.

2

Lock and order appraisal (day 2-3)

You elect to lock. We order the appraisal and title work. Foreign Nationals pay appraisal up front in most cases.

3

Underwriting (day 7-14)

Lender reviews credit reference letters, reserves, entity docs, and the property file. We coordinate any conditions.

4

Clear to close (day 15-18)

Final underwriter sign-off. Closing disclosures and wire instructions issued.

5

Close (day 21-30)

Mobile notary or local agent at the property. Wire funds; you own the property in your LLC name.

Frequently asked

What countries do you lend to investors from?+
We have closed Foreign National DSCR loans for borrowers from over 40 countries. The most common are Canada, the UK, Australia, Mexico, China, India, Brazil, the UAE, Germany, and France. If you are from a country on the OFAC sanctions list, we cannot lend; otherwise we can typically place the loan.
Do I need to visit the US to close?+
No. We routinely close foreign national loans remotely. Documents are signed at a US embassy/consulate or via a notary in your home country who can apostille the signed package. Some lenders accept a mobile notary at any US-recognized notary abroad.
Are rates higher than standard DSCR?+
Yes. Foreign National DSCR programs typically run 0.50% to 1.25% over standard DSCR rates, depending on LTV, FICO substitute (or lack thereof), and country. The rate spread reflects the lender's added risk and operational cost of working without US credit data.
Can I do cash-out refinance?+
Yes, up to 70% LTV on a stabilized 1-4 unit rental. Many of our foreign borrowers use cash-out refinances to fund additional US property acquisitions.
What if I already own US property in my personal name?+
No problem. We can refinance or cash-out refi to either keep title in your name or transfer to a US LLC at closing. We can also coordinate with a CPA on the tax planning.
Do you do short-term rentals (Airbnb / VRBO)?+
Yes. Our Foreign National DSCR programs support short-term rentals. Documentation: 12 months of operator statements or an AirDNA market rent report. STR DSCR ratios are calculated off the lower of actual or projected income.
Minimum loan amount?+
$150,000. We can quote smaller loans on a case-by-case basis but most foreign national programs require a $150k floor.
What if I do not have any foreign credit history?+
Some of our lender partners accept reserves-only qualification (typically 12 months of P&I + taxes + insurance held in a US or foreign bank account). Rate is at the higher end of the range in that case.

Ready to see your rate?

Run a scenario for any US rental property in our pricer to see real-time pricing. Then submit a complete application for a same-day term sheet.

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Foreign national loan rates, LTVs, and program guidelines vary by lender and are subject to change. Eligibility depends on the borrower's residency, property type, reserves, and other underwriting criteria. This page is general educational information and is not a commitment to lend, an offer of credit, or tax advice. Not all applicants will qualify. Equal Housing Opportunity.

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