Foreign National DSCR Loans: 8.25% – 10.5% · Up to 65% – 70% LTV · Close in 45 – 60 days

Yes — specialty non-QM DSCR lenders actively finance foreign national investor purchases of U.S. residential investment property. No Social Security number, no U.S. credit score, no W-2 required. Borrower provides: passport, ITIN (Individual Taxpayer Identification Number), international credit reference from home country, foreign bank statements showing reserves, proof of entity (typically U.S. LLC formed by U.S. attorney), and down payment wired from foreign account.

Foreign national DSCR rates are 8.25%–10.5% in April 2026 — 100–175 bps wider than standard U.S. resident DSCR because of (1) thinner lender pool, (2) higher due-diligence cost, (3) additional regulatory compliance (Patriot Act, KYC, OFAC). Canadian and UK investors with established international banking references price at the tight end; investors from non-OECD countries price wider.

Foreign national DSCR LTV caps at 65%–70% on purchase for most lenders — lower than 80% available to U.S. residents. Some lenders require 30–35% down payment (65% LTV). Cash-out refinance typically not available until 2+ years of U.S. property ownership with on-time payment history documented.

Yes — foreign national DSCR loans close in a U.S. LLC or similar entity, NOT in the foreign national's personal name. This is required for: (1) FIRPTA (Foreign Investment in Real Property Tax Act) withholding compliance, (2) proper U.S. tax structure, (3) lender risk management. Form a U.S. LLC with a U.S.-licensed attorney before going to contract. Cost: $500–$2,500 depending on state + legal review.

Foreign national DSCR lenders accept international credit references including: (1) bank reference letter from home country institution (with account tenure + balance verification), (2) international credit bureau report (Equifax/Experian global, Schufa for Germany, Equifax Canada, Experian UK), (3) character reference from licensed professional (attorney, CPA, banker) in home country, (4) trade reference from international business dealings. Minimum threshold varies by lender — CIBC credit score 700+ Canadian, 720+ UK CCJ-free, etc.

Foreign national DSCR lenders typically require 12–24 months of PITI reserves — significantly higher than 2–6 months for U.S. residents. Reserves can be held in foreign bank accounts (verified via wire receipt + bank reference) or U.S. bank accounts (simpler). Liquid asset reserve verification is strict — must show consistent balance for 60–90 days pre-closing. Stocks and non-retirement brokerage accepted at 60–70% of face value.

Yes — significant. (1) FIRPTA withholding requires 15% of gross proceeds withheld on sale unless exempt. (2) U.S. rental income is taxable to foreign national at 30% withholding rate (reduced by tax treaty) unless elected to treat as 'effectively connected income' (ECI) and file 1040NR. (3) U.S. estate tax applies to foreign national U.S. real estate at death — estate planning via trust structure is critical. Consult a U.S. tax attorney familiar with foreign national real estate BEFORE acquisition.

45–60 days from application to close on foreign national DSCR — longer than standard DSCR due to: (1) ITIN application timeline (can be 6+ weeks if not already obtained), (2) international credit reference verification, (3) U.S. LLC formation if not already done, (4) international wire compliance checks for down payment. Borrowers who start ITIN + LLC formation BEFORE going to contract close closer to 45 days; those who start both at contract typically run 60–75 days.