Foreign National Mortgage Loans

Is a foreign national loan right for you?

Foreign national loans are Non-QM mortgages for buyers who live outside the US and aren't US citizens or permanent residents. Instead of US credit and tax returns, lenders look at your passport, international credit or bank references, your down payment and reserves, and often the property's rental income.

Who it's best for

• International real estate investors buying rental property in the US.
• Second-home buyers who want a vacation home or a place to stay while visiting.
• Buyers without US credit, a Social Security number, or US income documentation.

How it works

• Identity: a valid passport, and on some programs a visa. Requirements vary by lender.
• Credit: no US credit score needed. Lenders may use an international credit report or reference letters from your bank.
• Qualifying: often based on the property's rental income (similar to a DSCR loan), so no US income documents are required.
• Down payment: typically 25–40%, depending on the program and property.
• Reserves: several months of payments held in the bank, often in a US account by closing.
• Property types: usually investment properties and second homes. Primary residences generally aren't eligible.
• Closing from abroad: many closings can be signed remotely, for example through a power of attorney.

Advantages

• No US credit history needed. International documentation is accepted.
• No US income documents. Rental income can carry the loan.
• Keep cash working. Financing instead of paying all cash for US property.

Things to consider

Rates and down payments are typically higher than for US borrowers. Lenders verify the source of your funds, and money wired from abroad may need to be in a US account before closing. Currency exchange, US taxes on rental income, and tax rules when you later sell (such as FIRPTA withholding) can all affect your returns, so talk with a US tax advisor. We'll walk you through each lender's requirements before you commit.