How an International Investor With No US Credit Bought a $720K Vacation Rental in Florida
Sources: Small-Balance Commercial Refinance — PeerSense, Asset-Based Lending Hub
How did PeerSense solve this scenario?
No US credit, no SSN, 30-yr fixed. A successful Brazilian business owner who'd been visiting Naples, Florida for years. PeerSense placed the deal into foreign national with conservative leverage, asset-based underwriting, and fast execution. Composite case study based on the deals we close every month.
— PeerSense Composite Case Study · 2026-05-01
At a glance
| Loan size | $468K (65% LTV) |
| Purchase price | $720K |
| Property type | 4-bed short-term rental |
| Market | Naples, FL |
| Rate | 30-year fixed |
| Borrower citizenship | Brazil |
| US credit history | None |
| Social Security number | None |
| US tax returns | None |
| Time to close | 35 days |
The borrower
A successful Brazilian business owner who'd been visiting Naples, Florida for years. She wanted to acquire a short-term rental property — partly as an investment, partly as a family vacation home she could rent when not in use. She had a strong credit file in Brazil, significant assets in international banks, and clean income from her business. What she did not have was a US credit history, a Social Security number, an ITIN, or US tax returns. Every domestic bank she contacted asked for documentation she could not provide.
Why traditional financing said no
Conventional and even most non-QM lenders require some combination of US credit history, Social Security number or ITIN, and US tax returns. Foreign national borrowers without these documents are systematically locked out of US financing — even when they have the income, assets, and credit to easily qualify abroad.
How PeerSense solved it
We matched the deal to a foreign national investor program that underwrites based on the property's projected income and the borrower's foreign credit and asset documentation. She qualified using:
- Brazilian passport (primary ID)
- International credit reference letter from her primary Brazilian bank
- Two years of bank statements showing income and reserves
- Property-level rent projection from a licensed appraiser
- Reserves verification showing 6 months of PITIA in liquid assets
We closed at 65% LTV on a 30-year fixed. International document authentication added about a week to the timeline, but the program is built to handle this — every step was anticipated.
The outcome
- 65% LTV, 30-year fixed
- No US credit required
- No SSN or ITIN required
- No US tax returns reviewed
- Closed in 35 days including international document authentication
- Property is now a top-rated short-term rental in the area, cash-flowing positive in month 2
Frequently asked questions
Can a foreign national get a mortgage in the United States?+
Yes — through specialized foreign national investor programs. These are not conventional bank loans. They underwrite based on the property's income and the borrower's foreign credit and assets, not US credit or SSN.
Do I need a Social Security number to buy investment property in the US?+
No. Foreign national programs accept passport identification and do not require an SSN or ITIN.
What documents do I need as a foreign national borrower?+
Typically: passport, international credit reference letter from your primary bank, 2 years of bank statements, proof of income or business ownership, and verification of reserves (typically 6-12 months of PITIA).
What's the maximum LTV for a foreign national loan?+
Most programs cap LTV at 65-70%, depending on property type and borrower profile. Some programs offer up to 75% with stronger reserves or co-signers.
Can I get a foreign national loan for a short-term rental (Airbnb)?+
Yes. Many foreign national programs accept short-term rentals, qualifying the property based on a projected rent analysis from an appraiser.
Is the rate higher than a domestic loan?+
Foreign national rates typically run 100-200 basis points above domestic DSCR rates, depending on program and borrower profile. The premium reflects the additional risk and underwriting complexity.
Can I close remotely from abroad?+
Yes. Most foreign national closings are handled via mobile notary, US embassy notarization, or apostilled documents. We coordinate the entire process. ---
Have a similar scenario?
Composite case studies based on the deals we close every month. PeerSense routes to the right program + lender.
Composite case study. Names, locations, identifying details, and dollar amounts modified to protect borrower privacy. Actual rates and terms vary by borrower, property, and market conditions. PeerSense is a capital advisory firm and does not directly originate loans.