Investor lending specialists · DSCR, bridge, fix & flip & multi-family
One of the more persistent myths in US real estate is that you need to be a citizen or resident to finance an investment property here. You do not. Property ownership in the United States carries no immigration requirement, and a category of financing exists specifically for investors who cannot produce US tax returns, a Social Security number, or a domestic credit history.
That category is the DSCR loan, and the reason it works for international buyers is structural rather than accommodating. Because a DSCR loan qualifies on the property's rental income rather than the borrower's personal income, the documentation a foreign national typically cannot provide is documentation the product does not ask for.
Why the Product Fits
A conventional US mortgage underwrites the borrower. It wants two years of US tax returns, a Social Security number, verified US employment, and a FICO score built on domestic credit accounts. An international investor with substantial liquidity and a spotless credit history in their home country typically has none of those things, which is why conventional applications frequently stall weeks into the process.
DSCR underwriting asks a different question entirely: does the property's rent cover the debt? That question can be answered without any of the documentation a foreign national lacks. It is not a workaround or an exception — it is simply a product whose qualifying test happens to sit outside the borrower's personal financial paperwork.
What Lenders Typically Require
Requirements vary meaningfully between lenders, but published foreign national programs as of 2026 tend to cluster around a recognizable shape:
- Down payment. Commonly 25% to 30%, though some programs require more depending on the coverage ratio, property type, and market. Foreign national programs generally sit at higher down payment requirements than domestic ones.
- Reserves. Frequently higher than domestic programs — often six to twelve months of principal, interest, taxes, insurance, and any association dues. Reserves can typically be held in overseas accounts.
- Credit. No US credit score is required by true foreign national programs. Some lenders accept credit reports from major international bureaus; others substitute a larger down payment where no usable credit history exists.
- Documentation. Typically a passport, several months of foreign bank statements, evidence of the down payment source, and the property under contract. No US income documentation.
- Screening. All borrowers pass standard sanctions screening. Borrowers from sanctioned jurisdictions are ineligible, and this is not discretionary for any lender.
The single most important point: not every lender advertising "DSCR" actually runs a foreign national program. Confirm in writing that the specific program accepts non-resident borrowers before you invest time in an application.
The Part That Actually Causes Delays
In practice, the slowest element of a cross-border purchase is rarely underwriting. It is moving money.
Lenders need to trace down payment funds, and international transfers create documentation requirements that catch investors off guard:
- Seasoning. Funds generally need to have been sitting in the source account for a period before application — commonly 60 to 90 days — to demonstrate they are not an unexplained last-minute deposit.
- Paper trail. A documented path from the origin of the funds (business proceeds, employment income, an asset sale, inheritance) to the account the wire leaves from.
- Currency legs. If money passes through multiple currencies or accounts before reaching US escrow, each step typically needs documenting.
Build time for this. Perfectly sound deals get delayed because a large transfer could not be documented quickly enough, not because the loan had a problem.
Entity Structure and What Sits Outside Lending
Many international investors want to hold US property through an LLC, and DSCR lenders are generally comfortable with entity vesting — though the borrower usually still signs a personal guaranty.
However, entity structure for a foreign owner is not primarily a lending decision. It carries tax and estate implications that a lender is not qualified to advise on, and those implications can be significant.
We will finance the deal. We will not pretend to advise you on FIRPTA withholding, US filing obligations, treaty positions, or estate exposure — and you should be cautious of any lender who does.
Running Realistic Numbers
Because foreign national programs typically require lower leverage, the arithmetic differs from a domestic purchase. A property that works at 75% LTV for a US borrower may need 65% or 70% for a non-resident, which changes both the cash required and the resulting coverage ratio.
The most common mistake is shopping for maximum leverage. A higher-LTV approval is not better if it produces thin or negative cash flow at a higher rate. Investors who do well in this market generally choose the financeable structure over the maximum one — more down payment, stronger coverage, adequate reserves.
Model your scenario honestly before you commit. Our DSCR calculator lets you test the coverage ratio at different down payment levels so you can see where the deal actually works.
Where We Fit
Cross-border files benefit from a lender who will talk to you. Time zones, documentation questions, and fund-transfer timing all generate moments where you need a person rather than a portal — and where a fast, clear answer prevents a week of drift.
We work with investors financing US rental property from abroad, including DSCR rental loans and, for investors moving into larger assets, multi-family financing. As portfolios grow, portfolio facilities become relevant as well.
If you are investing from outside the US and want a straight assessment of what your scenario can support, send us the details. We will tell you what is workable and what is not, typically within 24 hours. For a broader look at how lenders differ across this market, see our DSCR lender comparison guide.