Foreign National Loans
U.S. real estate, no U.S. residency required. Foreign national investors can finance American investment property through DSCR programs built for non-resident borrowers.
A foreign national loan is a Non-QM mortgage for non-resident buyers financing U.S. investment property without U.S. residency or a Social Security number. Qualification typically runs through DSCR — the property's rental income covers the payment — so the borrower's foreign income and U.S. personal documentation are not part of the file.
Key Takeaways
- No U.S. residency or SSN required.
- DSCR-based qualification on the property's rental income.
- Investment properties; entity vesting commonly available.
- Documentation, reserves, and credit rules verified scenario by scenario.
“You don't need to live in the U.S. to invest in U.S. real estate. If the property's rent covers the payment, we can structure it.”
— Vision One Mortgage, Inc. · NMLS #7861
Have a live deal? Get a scenario solution fast.
Send us the numbers — price, rent, credit — and a NonQM Rates specialist will structure it, typically same business day.
Submit Your Deal ScenarioReviewed by Vision One Mortgage, Inc. · NMLS #7861 · Last reviewed: October 2026
Foreign national at a glance
| Guideline | Sample Investor Guidelines |
|---|---|
| Program | Foreign National DSCR — 1.00 ratio program |
| Borrower & Credit | Foreign-national-specific borrower and credit requirements apply — every scenario verified individually |
| Occupancy | Investment properties |
| Qualification | Property rental income drives qualification — no U.S. personal income docs |
| Related: DACA | DACA borrowers — up to 85% LTV, 75% cash-out (program specifics apply) |
| Related: ITIN | ITIN holders — see our ITIN Loans page |
Sample investor guidelines. investor matrices effective 08/05/2026. Subject to change — verified against current investor guidelines. Not an endorsement of any lender.
Foreign National vs. ITINWhich non-traditional path fits?
Both programs serve borrowers without a Social Security number — but they're designed for different situations.
| Feature | Foreign National | ITIN Loan |
|---|---|---|
| Who it's for | Non-resident investors buying U.S. property from abroad | U.S.-based borrowers filing taxes with an ITIN |
| What qualifies you | Rental income from the property (DSCR) | Personal income — full doc or 12-month bank statements |
| Typical occupancy | Investment properties | Primary residence, plus investment options |
| U.S. presence | Not required | Typically U.S.-based with ITIN tax history |
| Documentation focus | Passport/visa, proof of funds and reserves, property docs | ITIN, ID, income documentation |
Sample comparison for illustration; guidelines vary by investor and are subject to change.
A worked example
Illustrative example — not a quote or commitment to lend.
Carlos, a business owner in Colombia, wants a rental property in Florida. He buys a $380,000 single-family home expected to rent for about $2,800 a month. Because the loan qualifies on the property's rental income — not his Colombian income — he doesn't need U.S. tax returns or pay stubs. He closes in an LLC with reserves documented from his home-country accounts.
Who this is not for
- U.S. residents with an SSN — domestic programs fit better and usually price better.
- Buyers who plan to live in the home — foreign national programs are investment-property focused; ITIN or other Non-QM programs may fit instead.
- Borrowers with thin reserves — foreign national programs typically require meaningful reserves documented.
- Anyone expecting conventional pricing or timelines — Non-QM investor programs price for the flexibility they offer.
Green card and visa holders vs. true foreign nationals
Not every non-citizen needs a foreign national loan — the right path depends on residency status:
| Status | Typical path |
|---|---|
| U.S. citizens | Conventional or Non-QM programs |
| Green card holders (permanent residents) | Often eligible for conventional financing as residents |
| Visa holders living and working in the U.S. | Many qualify for conventional or standard Non-QM resident programs, depending on visa type and history |
| True foreign nationals — non-resident, living abroad | Foreign national Non-QM / DSCR programs — no U.S. residency or SSN required |
Residency rules are nuanced; we verify your status before recommending a path. Guidelines vary by investor and are subject to change.
A note on FIRPTA withholding
General information only — not tax advice; consult a tax professional. Under the Foreign Investment in Real Property Tax Act (FIRPTA), when a foreign person sells U.S. real estate, the buyer is generally required to withhold a portion of the sale price and remit it to the IRS as an advance against the seller's U.S. tax liability. FIRPTA affects your eventual sale — not your purchase — but foreign investors should plan for it with a cross-border tax advisor before buying, so the sale doesn't come as a surprise.
Global investors in U.S. property
- Non-resident investors buying U.S. rental property
- Foreign buyers diversifying into American real estate
- DACA borrowers purchasing or refinancing
- Borrowers without U.S. credit history exploring options
How foreign national lending works
- DSCR-based qualification — the property’s rental income, not your personal income, qualifies the loan
- 1.00 ratio program — rent covering the payment is the benchmark
- Non-resident borrower rules — documentation, reserves, and credit requirements are tailored to foreign nationals
- Scenario-by-scenario verification — requirements vary, so we verify each deal individually before quoting
Foreign national requirements are highly scenario-specific — documentation, reserves, and eligible property types vary. Check your eligibility or call 949-241-9489 and we’ll verify your scenario. NMLS #7861.
Foreign national FAQ
Do I need a U.S. credit score?
Foreign national programs have their own credit evaluation standards for non-resident borrowers — requirements vary by scenario, so we verify yours individually.
Can I close in an entity or LLC?
Entity vesting is common on investor DSCR structures. We’ll confirm the right vesting for your scenario and citizenship.
What documents will I need?
Expect passport/visa documentation, proof of funds and reserves, and property documentation. The exact list depends on the program matched to your scenario.
I’m a DACA recipient — do I qualify?
DACA borrowers have dedicated options — up to 85% LTV and 75% cash-out under program specifics. Submit your scenario and we’ll confirm.
Can a foreign national get a mortgage in the U.S.?
Yes. Foreign national DSCR programs let non-resident buyers finance U.S. investment property, qualifying on the property’s rental income rather than U.S. personal income. Overview: Foreign National U.S. Mortgage Guide.
What documents does a foreign buyer need for a U.S. home loan?
Expect passport and visa documentation, proof of funds and reserves, and property documentation. The exact list is scenario-specific. Full checklist: Foreign Buyer Document Checklist.
What is FIRPTA and does it affect my purchase?
FIRPTA — the Foreign Investment in Real Property Tax Act — generally requires buyers to withhold a portion of the sale price when a foreign person sells U.S. real estate, remitted to the IRS against the seller's tax liability. It affects your eventual sale, not your purchase. This is general information, not tax advice — consult a cross-border tax professional before you buy.
I'm a green card holder — do I need a foreign national loan?
Usually not. Green card holders and many U.S.-based visa holders can often qualify for conventional or standard Non-QM resident programs. True foreign national programs are built for non-resident buyers living abroad. Tell us your residency status and we'll point you to the right path.
Related answers: What Is a Non-QM Loan? · Foreign National U.S. Mortgage Guide · Foreign Buyer Document Checklist
Your path from scenario to funded
No black box. Here is exactly how a deal moves with us — and what happens after you close.
Submit your scenario
Price, rent, credit, timeline. Get a straight answer on program fit — typically same business day.
Know your numbers
This page is step two. By the time you apply, you already understand the structure — no surprises.
Apply with a short checklist
A focused application built around the document checklist on this page. Nothing extra, nothing missing.
Close — then what’s next
Milestone updates through closing. After you fund, we watch for refinance windows and your next acquisition.
Plan your exit before you enter
Every investor loan needs an exit strategy. Here are the paths investors typically take from here — we help you pick the right one before you commit.
- Hold for income and appreciation
- Refinance as options expand
- Sell when the timing is right
Ready to run your numbers?
Every deal is different — submit your scenario and get a straight answer on program fit and structure, typically same business day.
Submit Your Deal ScenarioSee if your foreign national scenario qualifies
60 seconds. No obligation. NMLS #7861.
