No US credit? The file still flies.

Financing for non-US-resident investors buying American real estate — no US credit score, no US income history, underwritten to the asset and verified foreign profile.

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MEMBERS GET ANSWERS FROM REAL INVESTOR GUIDELINES — WITH CITATIONS

The orbit briefing

The US property market runs on foreign capital, and agency lending can't touch it. Foreign-national programs fill the gap: the borrower lives and earns abroad, holds no US credit, and the loan leans on the property (usually DSCR-style) plus verified identity, assets, and often an international credit reference.

Execution is documentary: passports and visas, translated bank statements, seasoned funds moved through compliant channels, and ACH-able US accounts for payments. The LO who owns that checklist owns this niche.

Built for

Non-resident investors buying US rentals or second homes
Visa holders not yet eligible for agency (E-2, L-1, and others)
International buyers in gateway and vacation markets
Entities formed by foreign owners to hold US property

What replaces the US file

1
Identity: passport + visa (or visa-waiver documentation); some programs accept specific visa classes only.
2
Credit: international credit report or 2–3 reference letters from foreign banks — no FICO required.
3
Income: DSCR versions need none; full-doc versions accept foreign income with translation/CPA equivalents.
4
Funds: sourced and seasoned, exchanged through documented channels; a US bank account is required for payments at nearly every shop.

Typical guardrails

Educational ranges across the market — every investor grids this differently.

MAX LTV	65 – 75%	Lower than domestic DSCR — the equity is the credit file
RESERVES	6 – 12 months	Often required in a US account
CREDIT	No FICO	Bank reference letters or international report instead
ELIGIBLE BUYERS	Varies	Country restrictions apply (OFAC and investor-specific lists)
VESTING	Individual or entity	US LLC vesting common; some require it

EXACT NUMBERS LIVE ON THE SCENARIO DESK — CITED TO THE GUIDELINE PAGE

The LO talk track

“You don't need US credit — you need a passport, seasoned funds, and a property that rents.”
“Open the US bank account first. It's the slowest step and everything else waits on it.”
“Wire from the same foreign account we document — surprise third-party wires kill closings.”

Where files go sideways

Funds arriving from an undocumented third party or unverifiable exchange house.
Assuming every country is eligible — check the investor's restricted list early.
Power-of-attorney closings: allowed at some shops, forbidden at others; plan signing logistics.
ITIN vs foreign national confusion — different programs with different rules (see the ITIN planet).

Straight answers

Is a US visa always required?

Most programs want a valid visa or visa-waiver entry; requirements differ for Canadians and vary by investor. Pure no-entry files are rare.

How does the borrower make payments?

Via a US bank account with ACH — opening one early is step one of the file.

Are rates much higher?

Expect a premium over domestic DSCR reflecting the leverage and documentation profile — usually justified by the deal's cash flow.

All programs

DSCR

Qualify the property, not the paycheck.

Bank Statement

Deposits tell the real income story.

Fix & Flip

Speed is the product. ARV is the math.

EDUCATION ONLY — CONFIRM EVERY TERM WITH THE INVESTOR'S PUBLISHED GUIDELINES

ENTERING ORBIT…

Where files go sideways

Funds arriving from an undocumented third party or unverifiable exchange house.

Assuming every country is eligible — check the investor's restricted list early.

Power-of-attorney closings: allowed at some shops, forbidden at others; plan signing logistics.

ITIN vs foreign national confusion — different programs with different rules (see the ITIN planet).

No US credit? The file still flies.

Built for

The LO talk track

Where files go sideways

Is a US visa always required?

How does the borrower make payments?

Are rates much higher?

Ask the guidelines

Join the Foreign National room

ITIN & Foreign National Loans: The Market Most LOs Never Touch

No US credit? The file still flies.

Built for

The LO talk track

Where files go sideways

Is a US visa always required?

How does the borrower make payments?

Are rates much higher?

Ask the guidelines

Join the Foreign National room

ITIN & Foreign National Loans: The Market Most LOs Never Touch