Foreign National

Foreign National Investor Loans for Brokers Across 39 States

DSCR · Investment · Property Cash Flow

No U.S. credit? No problem. No income docs? Even better. Our DSCR program is engineered for foreign nationals investing in U.S. real estate — driven entirely by property cash flow. It's modern lending, built for how investors actually operate.

Residence Requirements

• Borrower's primary residence must be in a foreign country.
• U.S. primary residence borrowers are not eligible.
• Loan file must include full borrower details — name, phone, full foreign address with country and postal code.

Legal Presence Documentation

• Valid, unexpired passport required.
• Valid visa OR I-797 with extension dates and I-94.
• Visa Waiver Program borrowers: no visa required, must document eligible country.
• Canadian citizens: no nonimmigrant visa required.
• If borrowing with a U.S. citizen, foreign national documentation is not required.
• ITIN borrowers allowed; IRS proof not required.

Document Signing (Outside U.S.)

• Must be notarized by U.S. embassy/consulate, OR
• Notary acceptable if country is part of the Hague Convention (with Apostille).
• Power of Attorney is not allowed.

DSCR / Income

• DSCR only — no personal income documentation.
• Property must cash-flow with a minimum DSCR of 0.75.
• Refer to matrix for LTV, loan amount, and property type caps.

Assets

• Must be documented and sufficient for closing and reserves.
• Must be liquid or easily liquidated.
• Most recent 1-month statement, dated within 120 days.
• U.S. or foreign accounts allowed.
• Large deposits must be sourced.
• Gift funds allowed only after 10% borrower contribution — case-by-case, pre-approved.

Foreign Assets

• Funds can be transferred to a U.S. account OR verified at closing.
• Must include bank name, account holder, and account number.
• Must be converted to USD using the current exchange rate.
• Reserves may remain in foreign accounts.

Housing History

• Required for subject property — 12 months for refinance. (Min 6 month payment history if owned less than 12 months.)
• Not required for the borrower's foreign primary residence that is listed on the URLA.

Property & Ownership

• Minimum 6 months ownership seasoning required.

Florida Affidavit Requirement

• Florida properties require a Foreign Buyer Affidavit.
• Applies to both individual and entity borrowers.
• Personal guarantors must also sign.
• Borrowers with diplomatic immunity are not eligible.

Restrictions

• Borrower or related parties cannot occupy the property.
• Borrowers from China, Russia, Iran, North Korea ineligible for Texas properties.