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Foreign National Loans for U.S. Investment Property

Foreign national loans for U.S. investment property with no U.S. credit history, no Social Security number, and passport-only identification. Qualification is based on the property's rental income or a no-income program — your country of citizenship and foreign income file do not drive the decision. Doing business in 41+ states.

Foreign National Loans for U.S. Investment Property

Non-U.S. residents can finance U.S. investment property without a Social Security number, U.S. credit history, or U.S. income documentation. Qualification is based on the property’s rental cash flow or handled as no-income/no-asset. We work with international real estate investors on DSCR and NONI programs across 41+ states.

Reviewed by Senior Mortgage Writer · Last updated September 2026

Check Foreign National Loan Eligibility Talk to a Loan Specialist — (833) 350-9185

Who qualifies for a foreign national loan?

A foreign national loan is for non-U.S. residents purchasing or refinancing U.S. investment property. The core qualification criteria:

  • Valid passport from your country of residence (required)
  • No U.S. Social Security number required
  • No U.S. credit history required
  • Investment property only — primary residences are not eligible under this program
  • Property must have a clear rental income basis or otherwise support a NONI qualification

You do not need a U.S. visa, U.S. employment, or U.S. tax returns to qualify. The loan is underwritten on the asset, not the borrower’s domestic income profile.

Who is not eligible under this program: U.S. citizens, permanent residents (green card holders), or borrowers with established U.S. credit histories use standard DSCR loans rather than the foreign national track. The foreign national path is specifically for non-resident international investors.

How does the loan qualify?

Two qualification paths are available for foreign national investors:

DSCR (rental income-based)

The property qualifies on its own rental income. The lender calculates the Debt Service Coverage Ratio: if monthly rent covers the monthly PITIA, the deal works. No personal income, no tax returns, no paystubs. This path requires a DSCR of 1.0 or better on standard programs.

DSCR programs for foreign nationals are available in 41 states and D.C. Short-term rental income (Airbnb/VRBO documented history) may be acceptable on select programs.

NONI (no-income, no-asset)

For properties where rental income isn’t sufficient to support DSCR qualification, or for investors who prefer not to document income at all: NONI (No Income No Asset) qualifies without any income calculation. The underwriting relies on the property value and the borrower’s down payment and reserves.

NONI programs for foreign nationals are available in 49 states. See NONI Investment Loans for full program detail.

PathQualification basisState coverage
DSCRRental income ÷ PITIA ≥ 1.041 states + D.C.
NONIProperty value + reserves49 states

What documents do I need?

Foreign national loans require fewer documents than conventional financing. The standard checklist:

DocumentNotes
Passport (photo page)Primary ID — from country of residence
Visa (if in U.S.)If applicable; not required for pure foreign nationals
Foreign bank statementsProof that down payment funds exist (sourcing and seasoning not required)
Reserves documentationPost-closing liquidity to cover monthly payments
Property contractPurchase agreement or refinance application

No U.S. tax returns, no W-2s, no Social Security number, and no U.S. credit pull required. Foreign bank statements in non-English languages typically require a certified translation.

How much do I need to put down?

Foreign national programs require a larger down payment than standard U.S. investor loans. From our lender programs:

Maximum LTV: 75% — meaning a minimum 25% down payment on a purchase.

For illustration only: on a $500,000 property, 75% LTV = a $375,000 loan and $125,000 down, before closing costs. Actual loan amount, LTV, and terms depend on program, property type, and qualification. Not a commitment to lend. 1st Nationwide Mortgage Corporation, NMLS #1281.

Cash-out refinances and rate-and-term refinances on foreign national programs typically operate at lower LTV caps. Confirm the available LTV on your specific transaction before committing to a purchase price.

Funds for the down payment must exist in a bank account verifiable by statement. Source-of-funds documentation and seasoning are not required for foreign national programs on many lenders — but confirm at application.

Buying through a U.S. LLC

Most international real estate investors close in the name of a U.S. LLC rather than personally. This is allowed on foreign national investment loans, and is often preferred for:

  • Liability separation from the investor’s personal assets
  • U.S. estate tax planning (foreign nationals face a much lower estate tax exemption on U.S. assets than U.S. persons)
  • Privacy — the LLC’s name appears in public records, not the individual investor’s name
  • Portfolio scaling — multiple properties can be held under the same LLC structure

The LLC is formed in a U.S. state (Delaware and Wyoming are common for non-resident investors; the property’s state also works). A single-member LLC does not file a separate federal return — the income flows through to the member’s personal filing.

We are not attorneys and this is not legal advice. Consult a U.S. attorney who works with non-resident investors before deciding on ownership structure. Estate tax exposure for foreign nationals is substantial and warrants proper planning before you close.

Can I close from outside the United States?

Yes, with planning. Several closing options exist for investors who cannot travel to the U.S.:

Remote online notarization (RON): Many U.S. states allow fully electronic closings with a remote notary. No travel required.

Power of attorney: A trusted agent in the U.S. (an attorney, a property manager) signs closing documents on your behalf.

In-person at a U.S. consulate or embassy: Loan documents can be acknowledged by a notary at a U.S. diplomatic mission in your country.

Wire transfer: International wire for the down payment and closing costs is standard. Allow extra time for currency conversion and international wire processing. Your lender and title company will provide wiring instructions.

Title insurance is required. U.S. title companies routinely handle foreign national transactions and are experienced with international wire protocols.

Frequently Asked Questions

Foreign national investment programs cover standard single-family homes, condos (including some non-warrantable condos), 2–4 unit residential properties, and multi-family on select programs. Commercial, raw land, and ground-up construction are separate products. The foreign national program is for investment properties only — no primary residences.
Not to qualify for the loan, but you will need a U.S. bank account or wire instructions to fund closing and to pay the monthly mortgage after closing. Most international investors open a U.S. business checking account for their LLC before or at closing. Your title company will receive the closing wire — confirm wiring instructions directly with them.
No. OFAC sanctions prohibit U.S. financial transactions with nationals of sanctioned countries. Currently excluded countries typically include Iran, North Korea, Cuba, Syria, Russia, and Belarus for most lenders — though the list changes. Confirm your country of citizenship before applying.
Most foreign national programs have a minimum loan amount of $100,000–$150,000. This puts the effective minimum purchase price around $130,000–$200,000 at 75% LTV. Contact us to confirm minimums for the property you’re targeting.
Standard foreign national programs do not require U.S. credit history or a U.S. FICO score. If you have prior U.S. credit (SSN, ITIN, or prior U.S. accounts), that credit history may be pulled and factor into pricing. For borrowers with no U.S. credit profile, programs qualify on property cash flow and reserves instead of credit score.
Foreign nationals who earn rental income from U.S. property must file a U.S. federal tax return and pay U.S. income tax on net rental income. An Individual Taxpayer Identification Number (ITIN) is typically required to file. When you eventually sell, FIRPTA withholding applies — a percentage of the gross sale price is withheld by the buyer and remitted to the IRS. The amount can be reduced by applying for a withholding certificate. Consult a CPA or international tax attorney who works with non-resident U.S. property owners.

Get Started

We originate foreign national investment property loans through DSCR and NONI programs across 41+ states. Same-day eligibility review available.

Check Foreign National Loan Eligibility Talk to a Loan Specialist — (833) 350-9185
  • DSCR Loans — Rental income-based qualification for stabilized investment properties
  • NONI Investment Loans — No income, no asset qualification for investment property
  • Non-QM Loans — Full overview of alternative documentation mortgage programs
  • Investor Loans — All investment property programs at a glance
  • Foreign National Mortgage Guide — Detailed walkthrough of NONI qualification, documents, and the closing process for international buyers

Foreign national loan programs are investment property loans only. Not available for primary residence or owner-occupied properties. Programs available in qualified states through wholesale lending partners. Loan amounts, LTV, and terms vary by program, lender, and property type. Not all applicants or properties will qualify. 1st Nationwide Mortgage Corporation, NMLS #1281. Equal Housing Lender. (833) 350-9185. Doing business in 41+ states.

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Check Foreign National Loan Eligibility Call (833) 350-9185