Foreign National & ITIN Investors
No SSN, no US credit — still closing US investment property.
What This Is
Foreign national investors are non-US citizens buying US investment property. ITIN (Individual Taxpayer Identification Number) investors are US residents without a Social Security Number — often immigrants building wealth through real estate. Neither has traditional US credit, and most mortgage lenders reject both categories outright.
Specialty non-QM programs exist for both — the challenge is finding a broker who works with them regularly.
How It Helps You
- No SSN required for foreign nationals (passport + visa qualification)
- ITIN accepted in place of SSN for US-resident investors
- International credit reports accepted from many countries
- No US credit history required — foreign national programs use asset verification
- LLC closing standard for foreign nationals (US LLC required, easy to set up)
- 30-year fixed rate available
- DSCR-style qualification (rent qualifies deal, not personal income)
Foreign national investors are non-US citizens buying US investment property. ITIN (Individual Taxpayer Identification Number) investors are US residents without a Social Security Number — often immigrants building wealth through real estate. Neither has traditional US credit, and most mortgage lenders reject both categories outright.
Specialty non-QM programs exist for both — the challenge is finding a broker who works with them regularly.
- No SSN required for foreign nationals (passport + visa qualification)
- ITIN accepted in place of SSN for US-resident investors
- International credit reports accepted from many countries
- No US credit history required — foreign national programs use asset verification
- LLC closing standard for foreign nationals (US LLC required, easy to set up)
- 30-year fixed rate available
- DSCR-style qualification (rent qualifies deal, not personal income)
The Deal: Foreign national investor from Mexico purchasing a $380,000 rental duplex in Texas. No US credit. Passport + visa. Wire-transferred down payment from Mexican bank.
- Foreign National DSCR program
- Loan amount: $228,000 (60% LTV — foreign nationals typically max at 60–65%)
- Down payment: $152,000 (40%) wired from Mexico
- 30-year fixed, illustrative rate 8.75%
- Rent roll: $3,400/month
- PITI: $2,240/month
- DSCR: 1.52 (strong approval)
- LLC formed in Texas, foreign national listed as sole member
- Closes in 35 days
Investor now owns cash-flowing US rental with 30-year fixed financing. Repeats.
Foreign national and ITIN investors are a massively underserved market — hundreds of thousands of qualified buyers who get told “we don’t do that” at every major bank. The programs exist. They’re just buried three lenders deep at wholesale shops most retail LOs don’t know how to access.
If you’re a foreign national or ITIN borrower who’s been turned down repeatedly, the issue was the lender, not you.
Illustrative framework:
- Rates: typically 1–1.5% above domestic DSCR
- LTV: 60–70% purchase max (higher down payment required)
- Origination: 2–3 points typical
- Reserves: 12 months PITI (higher than domestic)
- Credit: no US credit required for foreign nationals; ITIN uses alternative credit (utility bills, rent history, international credit reports)
- LLC required for foreign nationals
- Timeline: 30–45 days close
- Down payment must be wired from verifiable source (bank documentation required)
Different situations call for different lender strengths. Through my network, I can access programs that specialize in:
- Foreign national DSCR with 60–65% LTV
- ITIN DSCR with alternative credit accepted
- International credit report acceptance (Mexico, Canada, UK, EU, more)
- No US credit / no US bank account required for foreign nationals
- Alternative income documentation (foreign business tax returns, letter from CPA in home country)
- LLC formation guidance for foreign investors (referral network)
- Multi-property foreign national portfolios
Documents I’ll need:
- Valid passport + visa (or entry stamp)
- Proof of foreign residence
- 2 months foreign bank statements (or US if applicable)
- Source of funds documentation (down payment origin)
- Property address + purchase contract
- US LLC docs (I can refer you to a formation service if needed)
- ITIN card + government-issued ID
- 2 months US bank statements
- Utility bills or lease agreement (alternative credit)
- Property address + purchase contract
Ready to Structure Your Deal?
Tell me the deal. I’ll route it to the right program.