I have purchased 120+ rental properties in the U.S. as a non-resident foreigner, and I financed almost all of them with a mortgage. Finding a foreign national mortgage lender is not the hard part. Finding one with good terms and a smooth application, underwriting, and closing process is. I built this list to help other non-residents find the right lender, with the loan types, LTVs, and terms each one offers.
Financing
Foreign National Mortgage Lenders: Banks, Private Lenders, and Brokers
Finding a foreign national mortgage lender is easy. Finding one with good terms and a smooth process is the hard part. Here is my working list of U.S. banks, private lenders, and brokers that lend to non-residents, and what each one offers.
David Garner · Co-Founder
Key takeaways
- U.S. banks, private lenders, and brokers all offer foreign national loans, with very different terms.
- Conventional mortgages suit second homes; DSCR loans suit rental property.
- Fixed, adjustable, and interest-only structures are all available to non-residents.
- Some lenders need income, assets, and credit; others qualify the loan on the property's rent.
- With tens of thousands of lenders, a broker who can access the whole market is usually the best route.
Understanding foreign national mortgages
I have been buying U.S. real estate as a foreigner for about ten years. In that time the range of foreign national lenders and programs has improved dramatically. There are now plenty of lenders to choose from, but their terms, rates, and processes vary a lot, which is why I have found so much value in working with a specialist broker who can access the whole market and understands cross-border investing.
Loan types for non-residents
The product you use depends on the property. For a vacation or second home, look for a lender offering a conventional, full-documentation program. For income-producing rentals, a DSCR loan is usually the better fit. Once you have chosen the product, you also choose the structure: fixed rate, an adjustable rate mortgage (ARM), or interest-only. For current pricing see my Foreign National Mortgage Rates guide, and prepare with the documents checklist and the DSCR pre-approval checklist.
Canadian investors should also read my guide on , which covers the specific entity and tax considerations that apply north of the border.
| Loan type | Rate type | Typical LTV | Min loan size | Rate range | Best for |
|---|---|---|---|---|---|
| Conventional | Fixed | 70% to 75% | $100k to $150k | 6.75% to 7.75% | Strong documentable income and credit, wanting long-term stability |
| Conventional | ARM | 70% to 75% | $100k to $150k | 6.5% to 7.5% | Expecting to sell or refinance within 5 to 7 years |
| DSCR | Fixed | 70% to 75% | $75k to $100k | 7% to 8% | Qualifying on property cash flow, buy-and-hold in an LLC |
| DSCR | ARM | 70% to 75% | $75k to $100k | 7% to 7.75% | Lower initial payment with a plan to refinance or sell |
| DSCR | Interest-only | 70% to 75% | $75k to $100k | 7.25% to 8.25% | Maximizing monthly cash flow, accepting higher later payments |
U.S. banks with foreign national programs
These banks run their own foreign national or non-resident programs. Banks tend to favor conventional, full-documentation loans, and most do not advertise their best terms online, so treat this as a starting point rather than a rate sheet.
| Lender | Coverage | DSCR | Conventional | Max LTV | LLC | Info |
|---|---|---|---|---|---|---|
| Amerant Bank | FL, TX, GA, NY | Yes | Yes | Varies | No | Visit |
| Capital Home Mortgage | AZ | Yes | Yes | Varies | Yes | Visit |
| Cathay Bank | Select states | No | Yes | Varies | No | Visit |
| East West Bank | CA, GA, MA, NV, NY, WA | No | Yes | Varies | Yes | Visit |
| First Bank | NC, SC, GA, VA | No | Yes | Varies | No | Visit |
| Liberty Bank | CT, MA | No | Yes | Varies | No | Visit |
| New Omni Bank | CA | Yes | Yes | 70% | Yes | Visit |
| SouthTrust Bank | AL, FL, GA, SC, TN | No | Yes | Varies | No | Visit |
| Valley Bank | NJ, NY, FL, AL, MA | Yes | Yes | Varies | No | Visit |
| IBC Bank | TX, OK | No | Yes | 80% | No | Visit |
| First American Bank | IL, WI, FL | No | Yes | 65% | No | Visit |
Private lenders
Private lenders dominate the DSCR space and are usually the most flexible on entity ownership and non-resident files. LTVs and minimums vary by program and state.
| Lender | Coverage | DSCR | Conventional | Max LTV | LLC | Info |
|---|---|---|---|---|---|---|
| A&D Mortgage | Multi-state | Yes | No | ~75% | Yes | Visit |
| Acra Lending | Multi-state | Yes | No | ~70% | Yes | Visit |
| Angel Oak Mortgage Solutions | Multi-state | Yes | No | ~70% | Yes | Visit |
| CoreVest | Nationwide | Yes | No | Varies | Yes | Visit |
| Gelt Financial | Multi-state | Yes | No | ~65% | Yes | Visit |
| Griffin Funding | Multi-state | Yes | Yes | Varies | Yes | Visit |
| HomeXpress Mortgage | Multi-state | Yes | No | ~75% | Yes | Visit |
| Lendai | Nationwide | Yes | No | ~70% | Yes | Visit |
| LendSure Home Loans | Nationwide | Yes | No | ~75% (FN purchase) | Yes | Visit |
| Park Place Finance | ~42 states | Yes | No | ~80% (purchase) | Varies | Visit |
Platforms and brokers
Platforms and brokers sit across multiple lenders, which is how you compare the whole market from one place. Several specialize in overseas borrowers.
| Lender | Coverage | DSCR | Conventional | Max LTV | LLC | Info |
|---|---|---|---|---|---|---|
| America Mortgages | Nationwide | Yes | Yes | 75% | Yes | Visit |
| Waltz | Nationwide | Yes | Yes | 80% | Yes | Visit |
| HomeAbroad | Nationwide | Yes | Yes | 75% | Yes | Visit |
| Lendai | Nationwide | Yes | No | Varies | Yes | Visit |
| LendCity | Nationwide (Canada-based) | Yes | Yes | 75% | Yes | Visit |
| MortgageDepot | Nationwide | Yes | Yes | 75% | Yes | Visit |
This list is informational and not a recommendation of any specific lender. Cashflow Rentals is a consultancy and does not act as a mortgage broker or lender. Terms and availability change often, so verify current programs directly with each provider.
What worked for me
If a list like this had existed when I started buying in the U.S., it would have saved me a lot of time. There are many lenders, all with different products, criteria, and terms. The single best piece of advice I can give is to work with a broker who can access the entire market. That is what has helped me get the best deals on both purchases and refinances, and it is the approach I would take again from scratch. When you are ready to talk it through, you can book a call.
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Frequently asked questions
Why do international investors need special mortgage lenders in the U.S.?
Most standard U.S. banks do not have loan programs for people who live outside the country, particularly without a U.S. credit history, Social Security Number, or U.S. income. Specialist lenders have products and underwriting built specifically for foreign nationals.
What should I look for in a foreign national mortgage lender?
Look for real experience with foreign nationals, the loan types they offer such as DSCR and ITIN, how flexible their rules are, for example accepting international credit, clear communication, competitive rates and terms, and a solid reputation based on reviews.
Do these lenders need a U.S. credit score?
It depends on the lender and loan type. Some accept international credit reports or other proof of creditworthiness. DSCR loans in particular usually do not require a U.S. personal credit score, because they qualify on the property's rental income.
What is a DSCR loan, and why do international investors like it?
A DSCR, or Debt Service Coverage Ratio, loan is for rental property, and it qualifies when the expected rent covers the loan payment. International investors like it because it usually means they do not need to prove personal foreign income or hold U.S. credit.
Are ITIN loans for non-residents, and what do they need?
ITIN loans are for non-U.S. citizens who hold an Individual Taxpayer Identification Number. They typically require proof of U.S. income and may also review your U.S. credit history or other credit records.
Should I compare offers from several foreign national lenders?
Yes. Rates, fees, and terms vary widely between specialist lenders, so comparing several offers, or working with a broker who can shop the whole market, is the best way to get a loan that fits your goals.
Written by
David Garner
David is co-founder of Cashflow Rentals and a British investor who has personally purchased more than 120 U.S. rental properties as a foreign national since 2016. He helps overseas investors build U.S. rental portfolios remotely, from his base in Brazil.
