How Foreign Investors Can Get US Mortgages Without Visas or SSNs
David Garner
FREE DOWNLOAD: 10 Costly Mistakes Foreigners Make Buying U.S. Real Estate
The biggest misconception I encounter about US mortgages? That foreigners need a visa, green card, Social Security Number, or even US residency to qualify.
After purchasing over 120 US investment properties as a foreigner since 2016, I can tell you… this simply isn’t true.
The secret most foreign investors miss is surprisingly straightforward: you can obtain a DSCR loan with just a US LLC and EIN number, both easily obtainable online.
Related: The Best USA Mortgages for Foreign Nationals in 2025
Setting Up Your US LLC: Simpler Than You Think
Establishing a US LLC as a foreigner requires just a few steps:
1. Choose your LLC name and the state where you’ll register your LLC (I recommend the state you intend to purchase a property, or Wyoming)
2. Hire a local registered agent (required by law to receive legal documents)
3. Submit your articles of organization through the Secretary of State website in your chosen state (simple online form)
Numerous online platforms and attorneys specialize in helping foreigners complete this process, though you can handle it independently if you prefer.
Once your LLC is established, you’ll need an EIN (Employer Identification Number) from the IRS, obtainable via fax or phone using Form SS4
The DSCR Loan Advantage: Property-Focused, Not Borrower-Focused
DSCR (Debt Service Coverage Ratio) loans fundamentally change the game for foreign investors because lenders underwrite the property, not the borrower.
This means your personal credit history and US presence become irrelevant. What matters is the property’s ability to generate cashflow.
To get pre-approved, you’ll typically need just three things:
- Full property address
- Rent roll (if available)
- Insurance premium cost estimate
As long as the investment property you want to buy produce enough net positive cashflow – and the value aligns with your intended purchase price – that’s pretty much all you need to get a pre-approval.
Related: Real Estate Closing Costs in the USA for for Foreign Property Investors
Understanding DSCR Loan Terms
DSCR loans do come with different terms than conventional mortgages:
- Interest rates range from 6.75% to 8%
- Loan-to-value ratios up to 75% (meaning 25% minimum down payment)
- Typically structured as 30-year fixed-rate mortgages
The better your property’s cashflow and the larger your down payment, the more favorable terms you’ll receive.
Related: Cleveland’s Population Shift is Driving Real Estate Investing Opportunities
Documentation Requirements
For the actual underwriting process, you’ll need:
All corporate documents for your LLC
Government ID from your home country
Proof of funds for your deposit and down payment
Two potential challenges to prepare for:
1. Proving deposit fund legitimacy, especially if you’re from a country with currency black markets
2. Document authentication – foreign borrowers typically need apostille stamps for notarized signatures, which can be time-consuming and expensive.
Related: Hidden Risks for Section 8 Property Investments
Remote Closing: A Real-World Example
Finding lenders who understand the needs of overseas buyers is crucial, particularly for managing document signing and closing remotely.
Recently, I helped a client purchase two duplex apartment buildings in Cleveland, Ohio. We secured a DSCR loan covering 70% of the purchase price.
The key to maximizing returns? We negotiated a seller concession covering full closing costs plus a rate buydown, significantly improving our investor’s cashflow from day one.
Foreign investors don’t need to visit the US in person to purchase investment property. The entire mortgage process can be completed remotely with specialized lenders, opening the American real estate market to truly global participation.
Related: Landlord Friendly Real Estate Markets for Overseas Property Investors
Building Your Portfolio Strategy
For my own portfolio of over 120 properties, I’ve used a strategic approach: starting with high-interest, short-term private money loans to purchase properties, then refinancing with long-term DSCR loans.
This refinancing strategy allows me to pull out equity to fund deposits on subsequent acquisitions, creating a powerful compounding effect.
Unlike personal income-dependent loans, there’s no limit on the number of properties you can finance with DSCR loans, allowing you to build an extensive portfolio through this multiplier effect.
Related: Navigating US Mortgage Rate Uncertainty for Foreign Property Investors
Where to Focus Your Investment
After years of experience across multiple markets, I’ve found the Midwest, South, and Northeast regions offer the best combination of cashflow and equity growth opportunities for foreign investors using DSCR financing.
These areas typically feature property values and rent ratios that work well with DSCR loan requirements, creating favorable debt service coverage ratios that lenders prefer.
Related: How Remote Property Investing Has Become Easier and Safer
The Bottom Line
The path to US real estate investment as a foreigner is far more accessible than most realize. Without visas, green cards, or Social Security Numbers, you can build a substantial portfolio using DSCR loans through a US LLC structure.
The key is focusing on properties with strong cashflow potential rather than worrying about establishing US credit or residency status.
This approach has allowed me to build a portfolio of over 120 properties since 2016, and it can work for investors from virtually anywhere in the world.
FREE DOWNLOAD: 10 Costly Mistakes Foreigners Make Buying U.S. Real Estate
