Can a foreign national get a US investment property loan?
Yes, a foreign national without US credit history or a Social Security number can get US investment property financing, most commonly through DSCR loans specifically designed for this situation, typically requiring 25 to 40 percent down since credit and income cannot be verified the standard US way. An ITIN or passport, larger reserves, and a US bank account are usually required in place of the documentation a US resident would provide.
Why foreign national lending works differently
Standard US credit scoring and income verification, tax returns, W-2s, US credit bureau history, does not exist or is not accessible for most foreign nationals. Specialized DSCR loan programs were built specifically to underwrite these borrowers on the property's income alone, without needing a US credit history.
Typical requirements
| Item | Typical standard |
|---|---|
| Down payment | 25 to 40 percent |
| DSCR | 1.00 to 1.25, similar to standard DSCR loans |
| Identification | Valid passport, and often an ITIN (Individual Taxpayer Identification Number) |
| Credit | International credit report if available, or no score required at some lenders, offset by higher down payment |
| Reserves | 6 to 12 months, often higher than domestic DSCR requirements |
| Bank account | A US bank account is typically required for payments |
| Entity | LLC vesting is common and often recommended |
Ranges vary by lender.
What documentation replaces US credit history
- An international credit report, where available and where the lender can interpret it.
- Bank reference letters from your home country bank.
- A larger down payment and reserve requirement to offset the lack of a US credit score.
- Proof of legal source of funds, sometimes with additional anti-money-laundering documentation given cross-border fund movement.
The visa question
Most DSCR foreign national programs do not require any particular US visa status, since the loan is qualifying on the property's rental income rather than your US employment or residency. This differs from owner-occupied mortgage programs, which do typically require specific visa documentation.
Getting an ITIN
An ITIN can be obtained through the IRS, sometimes as part of the loan process itself with a lender's assistance, and is used in place of a Social Security number for identification and, later, for filing any required US tax returns on the rental income.
A worked example
A foreign national buyer with no US credit history wants to purchase a $400,000 rental property. At 30 percent down, the loan is $280,000. With a rent of $2,800 and a payment of $2,100, the DSCR is 1.33, comfortably clearing most foreign national program minimums, with reserves of 9 months, or about $18,900, verified in a US or foreign account.
How CommFi handles it
Our lending desk works with lenders that specifically underwrite foreign national borrowers and can walk you through the ITIN and documentation process. It funds direct when it fits, and when the desk searches a database of 7,000+ lenders, it finds the ones with active foreign national programs for your situation. Zero upfront fees.
Related reading
Related questions
- Can a foreign national get a US investment property loan?
- Yes, typically through DSCR loan programs specifically designed for foreign nationals, requiring 25 to 40 percent down.
- Do I need a Social Security number to get a US investment property loan?
- No. An ITIN, obtained through the IRS, is typically used instead.
- Do foreign national loans require a US visa?
- Most DSCR foreign national programs do not require a specific visa status, since qualification is based on the property's income.
- How much down payment do foreign nationals need?
- Typically 25 to 40 percent, higher than domestic DSCR loans, since US credit history cannot be verified the standard way.
- Can a foreign national close in an LLC?
- Yes, this is common and often recommended for foreign national borrowers.
Property developer and licensed appraiser. 22+ years in real estate: TIC conversions, multi-unit redevelopments, mixed-use, fix and flips, commercial DSCR.