Purchase & Refinance Options
Competitive LTVs for foreign national borrowers.
Foreign National Loans
Buy U.S. property with no SSN, no visa and no U.S. credit.
A home loan for foreigners and non-resident buyers, built around how international investors actually operate. We underwrite your passport, your funds and the property, not a domestic credit history you were never going to have.
Soft review first. No U.S. credit pull, no reference letters from your home bank.
25 to 30%Down payment required
$3MMaximum loan amount
No SSNOr U.S. credit history needed
No visaBuy from anywhere in the world
The problem
The three walls, and how we clear them
Most foreign nationals run into the same three problems, and none of them is about whether they can afford the property.
WALL 01
No Social Security number
Nearly every conventional lender builds its process around one, so applications get rejected before underwriting even begins.
What we do instead
Underwriting runs on your passport and foreign government identification in place of an SSN. There is no extra documentation to produce, and no ITIN required first.
WALL 02
No U.S. credit history
A score built on years of domestic accounts is not something most international buyers have, no matter how strong their finances are back home.
What we do instead
Your financial standing is evaluated through bank statements and asset verification rather than a U.S. credit file. We do not ask for reference letters from your bank back home either.
WALL 03
No easy way to prove income
Foreign pay stubs, foreign tax returns and foreign bank statements confuse standard underwriting systems and stall approvals for months.
What we do instead
No visa is required and no foreign income documents are needed. What matters is money sitting in a U.S. bank account or LLC, and on investment property the rental income itself can carry the file.
THE PROGRAM
Foreign National Loan Requirements & Program Highlights
Foreign national financing is designed for international borrowers investing in U.S. real estate with flexible qualification options, alternative documentation, and investor-focused loan solutions.
01
No U.S. Credit History Required
Traditional U.S. credit history, tradelines, and credit reference letters are not required for qualifying borrowers.
02
Flexible Reserve Requirements
Borrowers may use eligible reserves held outside the United States. U.S.-based reserve accounts are not required.
03
Entity Closing Options Available
U.S.-based corporations and LLCs may qualify as the borrowing entity for eligible transactions.
04
Up To $3 Million In Financing
Foreign national programs offer loan amounts up to $3M, with larger loan scenarios available on a case-by-case basis.
05
Multiple Property Types Eligible
Financing options may be available for 1–4 unit properties, condos, townhomes, condotels, PUDs, and select short-term rentals.
06
Investor-Focused Qualification
Programs may offer DSCR qualification and flexible income verification options designed for investment properties.
PROGRAM DETAILS
Foreign National Loan Program Details
Explore key financing features and eligibility guidelines available for international real estate investors.
Loan Features
Flexible terms designed for international investors.
- Loan amounts up to $3M
- 5-year ARM options
- 7-year ARM options
- 30-year fixed options
- Non-owner occupied properties only
- Closing options through eligible U.S.-domiciled entities
Borrower Benefits
A streamlined process for global investors.
- No visa required when closing in a U.S.-domiciled entity
- No requirement for U.S.-held reserves
- No tradelines required
- No credit reference letters required
- Foreign-held assets may be considered for reserves
Closing & Documentation Flexibility
Flexible financing for international property investors.
- LLC/entity closing options available
- Foreign nationals can use alternative documentation methods
- Designed for international investors purchasing U.S. real estate
Not sure which of the three walls is blocking you?
A short conversation is usually enough to tell you whether this program fits and what your down payment would need to be.
Before you apply
What you need, and what we look at
Knowing both sides in advance keeps the file moving and stops surprises after you have already made an offer.
Your pre-application checklist
Gather these before you start shopping for property.
- Valid passport and government-issued photo identification
- Funds in a U.S. bank account or held under a U.S.-based LLC
- A 25 to 30% down payment of the purchase price
- A defined use for the property, such as a rental, an Airbnb, or an inherited home you are financing
- A U.S. attorney or title company if you plan to close remotely
- A signed purchase agreement once you have chosen the property
What our underwriting team reviews
Even without a traditional credit profile, we need confidence you can close and carry the loan.
- The source and location of your down payment funds
- The borrowing entity, whether you are buying as an individual, a corporation or an LLC
- The property itself, including appraised value and intended use
- Your ability to carry the payment, through personal funds or the property's rental income under a debt service coverage structure
- Confirmation the purchase funds are legitimately yours
Nothing on this list requires a U.S. credit score, a visa, or a translated foreign tax return.
Who it is for
Six borrowers this loan was written for
If one of these describes your situation, the program was built for it.
Non-U.S. citizens living and working outside the United States
International investors buying rental or Airbnb properties anywhere in the country
Heirs financing a U.S. property they have inherited
Buyers without a Social Security number or a U.S. visa
Corporations and LLCs purchasing on behalf of an international owner
Anyone who wants to close a purchase without travelling to the United States
Against the alternatives
Foreign National vs DSCR, Non-QM and ITIN
Four programs that get confused constantly. The difference is what you qualify on, and what you have to hand over.
| Loan type | How you qualify | Documentation needed | Best for |
|---|---|---|---|
| Foreign National Loan | Funds in a U.S. bank or LLC, plus the down payment | No SSN and no income documents | Investment, rental, Airbnb or inherited property buyers |
| DSCR Loan | The property's rental cash flow | Cash flow data, no personal income documents | Rental property investors |
| Non-QM Loan | Bank statements or assets, including bank statement loans | Flexible, non-traditional documents | Self-employed and non-standard borrowers |
| ITIN Loan | An ITIN in place of an SSN | Proof of income plus the ITIN | Non-citizens filing U.S. taxes without an SSN |
How that usually nets out: if you file U.S. taxes, an ITIN loan is often the cheaper route. If you do not file here at all and your money is already in a U.S. account, the Foreign National Loan is the one that will actually close. On a pure rental play the two can be structured together, with the property's cash flow doing the qualifying. If what you are really looking for is who offers bank statement loans, that is the Non-QM row, and we originate those as well.
What you can buy
Eight property types, anywhere in the U.S.
The program is not limited to one kind of purchase, and it works in every state.
Single-family homes
The most common purchase on this programCondos
Including many non-warrantable buildings others avoidTownhomes
Attached and fee simpleVacation homes
Loans for vacation homes and seasonal second residencesInvestment and rental property
Long-term tenanted holdingsMulti-unit properties
Duplex through fourplex, typically up to four unitsAirbnb and short-term rentals
Short-term income counted where it qualifiesInherited property
Financing a home you now holdYou never have to set foot in the U.S. to make any of this happen. With the right paperwork and a title company or attorney acting on your behalf, you can select a property, sign the contract and close the deal entirely from abroad.
Where we lend
Federally registered to conduct business in all 50 states, based in Texas
The program is available everywhere. Our office sits in Plano, so Texas files are the ones we handle most and know best.
U.S. mortgages for non residents are not restricted by where you live or where the property sits. A non resident mortgage on a rental in Miami runs the same way as one on a duplex in Denver.
That said, investment property loans in Texas are our home market. Investment loans in Dallas, Fort Worth and the wider DFW metro make up the largest share of what we close, and we already know the appraisers, title companies, HOA rules and county timelines there. For an international buyer closing remotely, that local knowledge is usually the difference between a 30 day file and a 60 day one.
Texas investment property loans
City pages with local programs, taxes and timelines.
An honest read
When this loan fits, and when it does not
Every program suits some situations better than others. Knowing where you stand before you apply saves time and keeps expectations realistic.
A strong fit if
- You are a non-U.S. citizen with no SSN and no U.S. credit file
- You are buying an investment, rental, Airbnb or inherited property
- You already have funds sitting in a U.S. bank account or LLC
- You are ready for a 25 to 30% down payment
Not the right fit if
- You already hold an SSN or U.S. residency. A conventional mortgage will likely get you a lower down payment and a better rate
- You have not yet moved 25% of the purchase price into a U.S. account
- You are looking for a low down payment option
No sales pitch. If a conventional loan is cheaper for you, we will tell you that on the first call.
Decided it fits? Let us put a number on it.
Give us your funds position and the property you are looking at, and you get a straightforward answer on down payment and timeline within days.
The process
Five steps from first call to funded
Most files move from application to closing in about 30 days.
STEP 01
Initial conversation
We talk through your goals, the property you want, and where your funds currently sit. Book a free appointment and pick your own time zone.
STEP 02
Document collection
Your passport, proof of funds and basic property details get gathered and reviewed.
STEP 03
Pre-approval
Your file is reviewed and a pre-approval issued so you can make a confident offer.
STEP 04
Underwriting
Funds and the property are verified, then your terms are locked in.
STEP 05
Closing
You sign through a power of attorney or remote online notarization, and the deal funds.
Why investors choose us
Six things you get working with us
We built this program because too many qualified buyers were being turned away for reasons that had nothing to do with their ability to pay.
- 01 EXPERIENCEA loan officer who has handled foreign national files end to end, not one guessing their way through yours
- 02 STRUCTUREFinancing structured around your entity, whether that is you personally, a corporation or an LLC
- 03 REACHThe ability to close from anywhere in the world, with no U.S. travel required
- 04 CEILINGLoan amounts up to $5 million, with access to non-warrantable condos
- 05 SPEEDA straightforward answer on your down payment, timeline and required funds in days, not weeks
- 06 PRIORITYA team that treats your file as a priority from the first call, not as an exception to work around
Questions
What international buyers ask us first
Seven answers that usually come up on the first call.
No. You do not need a visa or U.S. residency status to purchase property in the United States. You simply need qualifying funds sitting in a U.S. bank account or LLC.
Yes. You can select a property, sign the purchase agreement and close the entire deal remotely. A power of attorney or remote online notarization allows you to finalize everything from abroad.
Most files move from application to closing in about 30 days. Timelines can shift slightly depending on how quickly funds and property documentation are verified during underwriting.
Yes. U.S. mortgages for non residents are a standard product, they just are not offered by every lender. A non resident mortgage is underwritten on your funds, your identification and the property rather than on a domestic credit file, which is exactly what this program does.
Yes. Loans for vacation homes and second residences are eligible under the same program. The down payment and documentation work the same way, and short-term rental income can be counted where the property qualifies for it.
Yes. Many foreign national loan programs finance non-warrantable condos that conventional lenders will not touch, including buildings with high rental concentrations, pending litigation, or commercial space mixed into the property.
Yes, as long as the funds are properly sourced and transferred into a U.S. bank account or LLC before closing. Lenders will typically ask for documentation showing where the money originated.
Mortgage insights
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Bring us the file another lender refused
No Social Security number, no U.S. credit history, no visa. If your funds are here and the property makes sense, there is a loan for you.
New to buying in the U.S.? Start with our guide to buying a home as a foreign national in the USA, then come back here when you are ready to finance.
