You do not need US income or a US tax history to finance a US rental on many DSCR programs. The property's rent does most of the qualifying, and the rest comes down to documents and funds.
In short: Some DSCR programs are built for investors who live outside the United States. They qualify on the rental's income rather than personal income, and some do not require a US credit score. In exchange, programs often ask for a larger down payment, valid passport and visa documents, a US bank account or a documented international funds transfer, and in many cases a US entity such as an LLC. Every one of these rules varies by program, so the details of your situation decide which options fit.
Lenders generally use the term for a buyer who is not a US citizen and not a US permanent resident, and who lives outside the country. Programs define it in their own way, and some treat non-permanent residents living in the US under separate rules.
This page covers financing only. Questions about visas, residency or your ability to own US property belong with an immigration attorney. Questions about US tax filing on rental income belong with a tax professional.
Most US mortgages are built around US income documents: tax returns, W-2s and a US credit report. A foreign investor may have strong income and assets but none of those records.
A DSCR loan qualifies on the property. If the rent covers the monthly payment, usually at the 1.0x standard, the income question is largely answered. For background on how foreign national financing works more broadly, see our guide to foreign national investor loans.
Expect a different checklist than a US borrower would see. The items below are common, not universal. Each varies by program.
Foreign national files take more verification, and pricing and leverage usually reflect that. The gap varies by program and by the strength of the deal.
| Item | US borrower | Foreign national borrower |
|---|---|---|
| Qualifying method | Property DSCR | Property DSCR |
| Purchase leverage | Up to 80% LTV | Often lower; varies by program |
| Credit | 620 minimum US score | US score on some programs; alternatives on others |
| Identity documents | US ID | Passport, often visa or entry documents |
| Funds to close | US accounts | US account or traceable international wire |
| Loan minimum | $150K | $150K |
This example is illustrative and not a quote. An investor living abroad buys a single-family rental for $400,000 through a newly formed US LLC. The program in this example calls for 30% down, so the down payment is $120,000 and the loan is $280,000, or 70% LTV.
At a sample rate of 7.75% on a 30-year fixed, principal and interest is about $2,006 a month. With $550 a month for taxes and insurance, the total payment is about $2,556. Market rent of $3,000 a month gives a DSCR of about 1.17x ($3,000 divided by $2,556). The investor wires the down payment, closing costs and reserves from an overseas account to a US account weeks before closing, keeping the bank records that show each step.
Money movement is where foreign national files most often slow down. The lender needs to follow the funds from the original account to the closing table. Wiring early, in fewer and larger transfers, and keeping statements from both the sending and receiving accounts helps.
Closing from outside the US is often possible. Depending on the title company and the state, that may involve signing at a US consulate, using a notary with an apostille, or appointing someone under a power of attorney. Ask the title company early which methods it accepts.
Many foreign investors buy through a US LLC. Forming it, getting an EIN and opening a US bank account in its name can take time, so start before you sign a purchase contract if you can. A US attorney or formation service can handle the filing.
Our financing team can review the property and your documents up front and bring back 2-3 options where a program fits, before you commit funds.
Yes, on programs built for non-US-resident investors. The loan qualifies on the property's rent. Down payment, documents and credit rules vary by program.
Not always. Some programs accept borrowers with no US credit history and use international credit reports or reference letters. Others require a US score if one exists. It varies by program.
Usually more than a US borrower. The exact amount depends on the program, the property and your profile. Our team can tell you what applies to your scenario.
Many programs prefer one, at least for funds to close and reserves. Some accept a documented international wire. Either way, the lender has to trace the money from source to closing.
Many foreign national programs require or prefer a US entity, often an LLC. Some allow personal vesting. Ask before you sign the purchase contract so title can be set up correctly.
No. We finance investment property and do not give immigration, legal or tax advice. Please speak with an immigration attorney or tax professional for those questions.
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