Foreign investor loans

You don’t need to live in the U.S. to finance U.S. property. Our lending partners offer two programs built for foreign nationals: one for residential property and one for commercial property.

Neither program requires a U.S. visa. Neither requires a U.S. credit history. Lenders accept alternative documentation instead.

Both programs are for investment property, not a home you’ll live in. Commercial real estate loans start at $250,000.

This program finances single-family homes, condos, townhomes and small multifamily buildings. It is designed to be practical for investors based overseas.

Key features:

• No visa required. You can qualify without a U.S. visa.
• Reserves can stay abroad. You don’t need to move your reserves into a U.S. bank.
• Direct down payment transfers. Your down payment can be wired straight to closing.
• First-time investors welcome. No prior U.S. investment experience is needed.
• Gift funds allowed. Gifts are accepted with a 5% contribution from you.
• Rural property eligible. Properties on up to 10 acres qualify.

You can qualify with or without a DSCR. DSCR, or debt-service coverage ratio, compares the property’s rent with its loan payment. A ratio of 1.00 means the rent covers the payment exactly.

LTV, or loan-to-value, is the loan as a share of the property’s value. The maximum loan amount is typically $1,500,000, with higher amounts considered case-by-case.

If the property’s rent comfortably covers the payment, see how a DSCR loan works. You can test your numbers with our DSCR calculator.

For investors buying U.S. commercial real estate, our lending partners finance:

• Office condos
• Retail property
• Automotive property
• Self-storage facilities
• Warehouses
• Multifamily with five or more units

Loans typically go up to 65% LTV. Underwriting is flexible and tailored to foreign investors.

This program has two setup requirements. You’ll need a U.S. deposit account. You’ll also need a U.S. business entity, such as an LLC or corporation. We can help you with both.

Buying from abroad has more moving parts than buying at home. Your loan expert can help from the start, before you have a contract.

• Realtor introductions. We can connect you with an experienced commercial or residential realtor.
• Entity and banking setup. We can guide you through forming a U.S. entity and opening an account.
• Contract to closing. We coordinate with your lender to keep the deal moving.

Cross-border deals get extra review. Lenders need to confirm who is behind the purchase and where the money comes from. A clean paper trail is the fastest way to closing.

• Document your source of funds early. If your down payment comes from a business sale or savings, gather those records now.
• Keep funds easy to trace. Money spread across many accounts or countries takes longer to verify.
• Form your entity before final underwriting. Settle ownership and the operating agreement early.
• Plan for wire timing. International transfers can take days, so schedule them ahead of closing.

Requirements vary by lender and program. In general, expect to provide:

• A valid passport
• Proof of funds for the down payment and reserves
• Alternative credit documentation, in place of a U.S. credit report
• The purchase contract, once you have one
• For commercial loans: U.S. entity documents and a U.S. bank account

For more detail, read our guide to foreign investor loan requirements.