Invest in U.S. property. Explore your options.

What it is.

Business-purpose financing for a non-owner-occupied U.S. investment property. Qualification uses the property’s rental income and debt service coverage ratio (DSCR), rather than a standard personal-income debt-to-income calculation.

Purchase, rate-and-term refinance, and cash-out options are available, subject to lender limits. The reviewed program offers loan amounts from $150,000 to $2.5 million, with lower limits for certain locations and scenarios. Florida is capped at $2 million.

How it works.

Think of this as a DSCR investment loan with a foreign-national documentation path. We review the property’s qualifying rent against its payment, then match the resulting ratio to the lender’s loan-size and LTV limits.

Foreign credit: this lender does not require minimum tradelines. Some other foreign national programs ask for two or three tradelines or credit-reference letters. Under section 8.1 of this program’s guidelines, minimum foreign-credit tradelines are not required. We do not need to build that history by adding tradelines to qualify under this option.

Proof of residence is different from payment history. The borrower must document a primary residence outside the U.S., using an acceptable document such as a bank statement, utility bill, or fully executed lease. This program does not require the primary residence’s housing-payment history. A refinance does require the most recent 12 months of payment history for the property being financed.

A credit report can still be required. Borrowers with a valid SSN or ITIN must have a credit report obtained under this lender’s guidelines. Its U.S.-credit track lists a minimum 680 score. We confirm which documentation path applies before ordering reports.

Then we verify the rest of the file. Passport and applicable visa or exemption documentation, funds for closing, six months of reserves, rent, appraisal, and property eligibility still need to meet the lender’s requirements.

How rental income limits the loan.

DSCR compares qualifying monthly rent with the qualifying property payment, including principal, interest, taxes, insurance, and association dues. A ratio of 1.00 means the rent equals that payment. Interest-only loans use the lender’s interest-only payment calculation. The lender determines which rent can be used.

For illustration, $2,000 in qualifying rent divided by a $2,200 qualifying payment produces a DSCR of about 0.91. This matrix has a separate below-1.00 tier with lower LTV limits. More down payment may be needed to fit the applicable tier; the property’s value alone does not determine how much you can borrow.

For more information about rental-income qualification, explore the DSCR loan program.

Who it’s for.

Eligible foreign national investors with a documented primary residence outside the U.S., sufficient funds for the down payment and closing costs, and required reserves. First-time investors may be eligible.

This is for rental investment property—not a primary home, vacation home, or a property occupied by the borrower or immediate family. Passport, applicable visa or exemption documentation, asset verification, property review, and other lender requirements still apply.

Ownership may involve an LLC. Depending on the lender, program, and state, the property may need to be titled in an LLC or another eligible entity. We confirm the required ownership structure and coordinate the deed and closing documents with your closing attorney or title company.

Investment-property opportunities beyond NC, SC, and FL. This business-purpose financing may be available in many other states. Tell us where you plan to invest so we can confirm availability, applicable state requirements, and the lender options for your property.