Foreign National Investment Property Loans
You Want to Invest in U.S. Real Estate. Everybody's Telling You It's Impossible.
No U.S. credit. No SSN. No U.S. tax returns. Other lenders stop there.
We built a financing program specifically for international investors. You just need a U.S. bank account for closing and a valid passport to apply.
Want to See Your Financing Options?
Tell us about the property. We'll let you know if it works and explain the available financing. No runaround.
How We Solved the Foreign Investor Problem
We designed our program around the specific barriers foreign investors face. Every feature addresses a real obstacle.
Loan Terms at a Glance
Loan Amounts
$100K to $5M
Standard Purchase
We lend 65%; you bring 35% down
With Seller Second
We lend 65%, seller 25%, you bring 10%
Loan Terms
30-year fixed rate
Coverage
43 U.S. states + D.C.
Income Docs
Not required
Your Problem → Our Solution
Banks require U.S. credit history
We don't pull U.S. credit
Need SSN or ITIN to apply
Your passport is enough
U.S. tax returns required
No U.S. tax returns needed
45-60 day closings
Close in as little as 13 days
Banks want 50%+ down
65% LTV purchase; 90% CLTV with seller second
Complex income documentation
No income docs required
Available in 43 U.S. states + D.C. Loan amounts from $100K to $5M. 30-year fixed rates. Purchases up to 65% LTV; 90% CLTV with an approved seller second.
Property Types We Finance
Single Family (1-4 Units)
SFR, Condos, Townhomes, 2-4 unit properties
Multi-Family (5+ Units)
Apartment buildings and complexes
Mixed-Use
Residential and commercial combined
Commercial
Office, Retail, Warehouse, Self-Storage
First time investing in U.S. property? Most foreign investors start with single-family rentals in strong rental markets like Florida, Texas, or Georgia.
Two Ways to Buy: 35% Down or 10% Down
We lend up to 65% of the purchase price on a standard purchase. With a seller second, the seller can carry an additional 25% and you only need 10% down.
Standard Purchase
Our first lien only
You bring 35% of the purchase price. We provide the remaining 65% as a first mortgage.
- We lend up to 65% LTV
- 30-year fixed terms
- Works on every purchase
With Seller Second
First + second mortgage
We lend 65% as a first mortgage. The seller finances 25% as a second mortgage. You bring 10%.
- Total financing up to 90% CLTV
- Seller must agree to carry the note
- Best for motivated sellers
How the 10% Down Structure Breaks Down
On a $300,000 purchase with a seller second, you only need $30,000 down.
First Lien (Us)
65%
- • $195,000 loan amount
- • 30-year fixed rate
- • Primary mortgage
- • Monthly payment to us
Seller Second
25%
- • $75,000 from seller
- • Seller carries the note
- • Negotiated terms
- • Payment to seller
Your Down Payment
10%
- • $30,000 cash needed
- • Plus closing costs (~3%)
- • Wire from home country
- • Own U.S. real estate
What is a Seller Second?
A seller second mortgage is when the property seller agrees to finance part of the purchase price. Instead of receiving 100% cash at closing, the seller receives our loan funds (65%) plus your down payment (10%), and carries a note for the remaining 25%.
The seller becomes your second lender, paid monthly after our first lien payment. This is common in investment property transactions where sellers want to close deals quickly.
When Sellers Agree to This:
- Property has been on market for a while
- Seller wants passive income from interest
- Seller wants to defer capital gains taxes
- Motivated seller who wants a quick close
Note: Not all sellers will agree to carry a second mortgage. This structure works best when negotiated upfront as part of your offer. Our team can help you identify opportunities and structure deals.
Specialized Foreign National Lender
Hundreds of international investors financed
Since 2001
6,000+
Direct Lender
43 states + DC
13 Days
Can Foreign Nationals Buy Real Estate in the United States?
Yes. Foreign nationals can purchase investment real estate throughout the United States. Many international investors are surprised to learn that financing may be available without U.S. credit history, U.S. tax returns, or a Social Security number.
What You've Probably Experienced
If you've tried to finance U.S. investment property from overseas, these frustrations probably sound familiar.
Your bank back home said they don't finance foreign properties
They only lend on domestic real estate
U.S. banks want credit history you don't have
No SSN means no credit file in America
You found a great property but couldn't move fast enough
Traditional lenders take 45-60 days to close
Lenders wanted 50% or more down payment
Some require huge deposits from foreign buyers
You weren't sure if foreigners can even legally own U.S. property
Confusing information online
Every lender wants documents you can't provide
U.S. tax returns, W-2s, pay stubs
The good news: We built a program specifically for investors like you.
You Can Legally Own U.S. Property
Let's clear up the confusion. The United States welcomes foreign investment. You have the same property rights as a U.S. citizen.
What You May Have Heard vs. Reality
I need a green card or visa to buy U.S. property
No immigration status required. You can buy with just your passport.
I need to visit the U.S. to purchase
Everything can be done remotely - electronic signatures, wire transfers, property management.
I need a U.S. bank account
Wire directly from your home country bank to the title company.
I need U.S. credit history
We don't pull U.S. credit. Your passport and down payment are what matter.
Most Foreign Investors Use a U.S. LLC
While you can buy property in your personal name, most foreign investors set up a simple U.S. LLC (usually in Wyoming or Delaware). Here's why:
We help you set it up. LLC formation takes 3-5 business days and costs $500-1,000. We can complete this before your loan closes.
How to Structure Your U.S. Investment
The right ownership structure helps protect assets, coordinate tax reporting, and simplify management. Here's what you need to know.
U.S. LLC
Most common structure for foreign investors
Advantages
- Liability protection - separates personal assets
- May help reduce U.S. estate tax exposure when structured properly
- Easier to sell or transfer ownership
- Professional appearance for tenants
Considerations
- Annual state fees ($50-800/year)
- Requires registered agent ($50-150/year)
- Small setup cost ($500-1,000)
Best for: Most foreign investors, especially those from treaty countries
State: Wyoming or Delaware - privacy, low fees, no state income tax
Personal Ownership
Buying directly in your own name
Advantages
- Simplest to set up
- No annual fees
- Direct control
Considerations
- U.S. estate tax exposure (up to 40% on death)
- Personal liability for lawsuits
- May complicate home country taxes
- Harder to sell or transfer
Best for: Small investments, properties under $60,000 threshold
State: Any state - no entity required
Foreign Corporation
Your home country company owns the property
Advantages
- May work for specific tax treaty situations
- Keeps U.S. activity in existing structure
Considerations
- Complex U.S. tax filing requirements
- Branch profits tax (30%)
- Higher accounting costs
- Lender restrictions
Best for: Specific tax situations - consult CPA first
State: Consult cross-border tax specialist
We Can Help You Set Up a U.S. LLC
Most foreign investors purchase through a Wyoming or Delaware LLC. We work with formation agents who specialize in setting up entities for international clients. Timeline: 3-5 business days. Cost: $500-1,000 including registered agent.
Your LLC can be formed before or during the loan process. We'll coordinate the timing so your entity is ready for closing.
Country-Specific Considerations
United Kingdom
UK-US tax treaty prevents double taxation. LLC recommended. UK tax on worldwide income - consult UK accountant.
Germany
German investors often use LLC. Germany taxes worldwide income. Consider timing of property sales for German capital gains.
Canada
CRA requires disclosure of foreign property over CAD $100K. LLC provides liability protection. US-Canada tax treaty applies.
UAE / Middle East
No income tax in UAE - LLC in US still recommended for liability. Consider estate planning carefully.
China
Capital controls may affect wire transfers - plan 2-3 months ahead. LLC recommended. Consider Hong Kong intermediary structure.
Important: Many real estate investors show lower taxable income because of depreciation, mortgage interest, repairs, expenses, and other allowable deductions. The goal is not to avoid tax. The goal is to stay compliant while not overpaying. Tax laws change frequently and vary by individual circumstance, so we always recommend working with a cross-border tax specialist before purchasing. We can provide referrals to CPAs experienced with international real estate investors.
Building Your Team From Abroad
Successful remote investing requires the right local team. Here's who you need and how to find them.
Real Estate Agent
Finds properties, negotiates deals, provides local market expertise
What to Look For
- Experience with investor clients
- Willing to do video tours
- Responds to messages across time zones
- Understands rental numbers and cash flow
Typical Cost
Free to you - paid by seller (typically 2.5-3% of purchase price)
How to Find
Zillow, Realtor.com agent directories, BiggerPockets forums, or ask us for referrals
Property Manager
Handles tenants, rent collection, maintenance, and emergencies
What to Look For
- Manages similar property types in the area
- Clear monthly reporting and online portal
- Handles tenant placement and screening
- 24/7 emergency maintenance coordination
Typical Cost
8-10% of monthly rent + placement fee (typically half to one month rent)
How to Find
NARPM.org, local Google search, or ask your real estate agent
Cross-Border CPA
Coordinates entity structure, deductions, and U.S. and home country returns
What to Look For
- Experience with your specific home country
- Understands U.S. rental property taxation
- Can advise on LLC structure
- Familiar with relevant tax treaty
Typical Cost
$500-2,000/year depending on complexity
How to Find
Ask us for referrals - we work with CPAs who specialize in international investors
Real Estate Attorney
Reviews contracts, handles closings, advises on legal structure
What to Look For
- Experience with foreign buyers
- Licensed in the state of purchase
- Can coordinate remote closings
- Responsive communication
Typical Cost
$500-1,500 for purchase transaction review
How to Find
Title companies often have attorney referrals, or ask us
We'll Help You Build Your Team
After 25 years of financing real estate investors, we've built relationships with agents, property managers, CPAs, and attorneys who understand international investors. When you work with us, we'll connect you with trusted professionals in your target market.
No additional cost - it's part of our service to help you succeed.
Why International Investors Choose America
Billions of dollars flow into U.S. real estate from international investors every year. Here's why smart money from Europe, Asia, and the Middle East invests in American property.
Higher Rental Yields
U.S. rental properties typically yield 6-10% annually. Compare that to London (3-4%), Paris (2-3%), or Berlin (2-3%). Your money works harder in American real estate.
Strong Property Rights
The U.S. has one of the strongest legal systems protecting property owners. Foreign nationals have the same property rights as American citizens - no restrictions on ownership.
Dollar-Denominated Assets
Own assets in the world's reserve currency. U.S. real estate provides a hedge against currency fluctuations in your home country while building wealth in dollars.
Market Transparency
U.S. real estate has unmatched transparency. Property records, sales history, rental data, and neighborhood information are all publicly available - unlike many international markets.
Massive Market Depth
The U.S. has the world's largest real estate market. Whether you want a $150,000 rental or a $5 million commercial building, there's inventory in every price range.
Leverage Available to Foreigners
Unlike most countries that require cash purchases from foreigners, U.S. lenders offer financing. Put down 35% and finance the rest - your capital goes 3x further.
A Simple Comparison
€500,000 in Berlin: Buys one apartment with 2-3% rental yield. Complex regulations, tenant protections limit rent increases, high transaction costs (10-15%).
$500,000 in the U.S.: With our financing (up to 90% CLTV with seller second), this becomes purchasing power for $1.4M+ in property. Multiple cash-flowing rentals in investor-friendly states with 6-8% yields and low transaction costs (2-4%).
International Investors We've Financed
These are real deals we've closed for foreign national investors. Names and minor details changed for privacy.
Belgium Investor
First-time U.S. investor
Deal Numbers
The Story
European entrepreneur wanted to diversify into U.S. assets. Found property through Zillow, worked with local agent via WhatsApp video tours. Never visited the property before closing. Now owns 3 properties in Florida.
$2,400
$580 after all expenses
Built a 3-property portfolio within 18 months
United Kingdom Investor
Experienced UK landlord
Deal Numbers
The Story
UK investor frustrated with 2-3% yields in London. Wanted higher cash flow and dollar exposure. Used our referral network to find property manager and CPA experienced with UK investors.
$4,200 (total all units)
$1,100 after all expenses
Reinvesting cash flow to purchase 5th unit property
Canada Investor
Tech professional
Deal Numbers
The Story
Used seller second financing to achieve 90% CLTV with only 10% down. Seller carried 25% as second mortgage. Creative deal structure enabled entry with less capital.
$3,100 (both units)
$420 after all expenses
Saved $95,000 in initial capital for second property
Past performance does not guarantee future results. These examples illustrate typical foreign national transactions but individual results vary based on property, market, and investor circumstances.
How to Buy U.S. Property from Abroad
A step-by-step guide to purchasing and financing U.S. investment property as a foreign national. The entire process can be completed remotely.
Find Your Property
Browse U.S. listings on Zillow, Redfin, or Realtor.com. Work with a local real estate agent who can tour properties via video call. You don't need to visit in person.
Tip: Focus on "investor-friendly" states like Florida, Texas, Georgia, and North Carolina - they have landlord-favorable laws.
Get Pre-Qualified
Submit a simple application with your passport and proof of residency. We'll tell you exactly how much you can borrow - typically up to 65% of the property value.
Tip: Pre-qualification takes 1 hour and costs nothing.
Make an Offer
Your real estate agent submits an offer. Include your pre-qualification letter to show sellers you're serious and have financing lined up.
Tip: Sellers prefer financed buyers over those still figuring out funding.
Due Diligence
Once your offer is accepted, we order an appraisal (property valuation) and title search. You'll hire an inspector to check the property condition.
Tip: We move fast - appraisal and title work happen simultaneously.
Loan Approval
We review the appraisal and property documents. Our underwriting takes about 4 days. You'll receive final loan documents to sign electronically.
Tip: No in-person meetings required. Everything is done via email and e-signature.
Close & Own
Wire your down payment plus closing costs to the title company. Documents are recorded, and you own U.S. real estate. From application to closing: 13 days.
Tip: Hire a property manager to handle tenants, rent collection, and maintenance.
Loan Timeline: 13 Days
2h
Pre-Qualification
4 days
Underwriting
3-5 days
Title & Closing
13 days
Max Total
How You Actually Make Money
U.S. real estate generates returns through multiple channels. Here's how your investment grows over time.
1. Cash Flow
Monthly rental income minus your expenses (mortgage, taxes, insurance, management). In cash-flowing markets, expect $200-600/month per property after all expenses.
Example: $2,400 rent - $1,800 expenses = $600/month cash flow
2. Appreciation
U.S. property values have historically increased 3-5% annually. Over 10 years, a $300,000 property could be worth $450,000+ without any improvements.
Example: $300K property x 4% annual growth = $444K in 10 years
3. Principal Paydown
Each month, your tenant's rent pays down your mortgage. Over time, you own more and more of the property - equity built with someone else's money.
Example: After 10 years of a $195K loan, you've paid down ~$40K in principal
4. Tax Benefits
U.S. tax law allows depreciation deductions that can offset rental income. Consult a cross-border tax specialist - proper structuring can significantly reduce your tax burden.
Note: Many countries have tax treaties with the U.S. to avoid double taxation
Real Example: $300,000 Property in Florida
Your Investment
10-Year Projection
*Projections based on 4% appreciation, $500/mo cash flow, typical amortization. Actual results vary.
Return context: This example shows how leverage, cash flow, appreciation, and principal paydown can work together. Actual results vary by market, expenses, occupancy, and exit timing.
Prepare for a U.S. Property Purchase
We've streamlined the documentation process to make investing in U.S. real estate as simple as possible for foreign nationals.
Application Form
Our simple investor application captures your investment goals and contact information.
Passport or ID
A government-issued identification document from your home country.
Purchase Contract
If you have already located a property, provide the signed purchase agreement.
Proof of Residency
Documentation showing you reside outside the United States (utility bill, bank statement).
What You Don't Need
Unlike traditional U.S. banks, our foreign investor program removes the barriers that typically block international buyers:
- ✕No U.S. Social Security Number (SSN)
- ✕No U.S. Individual Taxpayer ID (ITIN)
- ✕No U.S. credit history or credit score
- ✕No U.S. bank account required
- ✕No U.S. employment or income verification
- ✕No requirement to travel to the U.S.
Our program is designed specifically for foreign nationals who want to invest in U.S. real estate without the typical banking hurdles.
Tools for International Investors
Download our free resources to help you plan and execute your U.S. real estate investment.
Foreign Investor Pre-Purchase Checklist
15-point checklist covering everything from entity setup to wire transfer preparation. Make sure you haven't missed anything.
PDF ChecklistCash Flow Calculator
Estimate your rental income, expenses, and monthly cash flow for any U.S. property. Works for any property type.
SpreadsheetCountry-Specific Tax Guides
Overview of U.S. tax obligations for investors from UK, Germany, Canada, UAE, and other major countries.
PDF GuidesLLC Formation Guide
Step-by-step instructions for setting up a Wyoming or Delaware LLC as a foreign national. Includes provider recommendations.
PDF GuideGet All Resources + Personal Consultation
Speak with a loan officer who specializes in foreign national financing. We'll answer your questions and send you our complete investor resource package.
You May Qualify If
Foreign national financing is designed for international investors building U.S. rental, multifamily, and commercial portfolios.
You live outside the United States
No U.S. residency or visa required.
You have a valid passport
Your primary form of identification.
You have funds for the down payment
35% standard on purchases; 10% with a seller second.
You can wire funds from a foreign bank
A U.S. bank account is helpful but not always required.
You are purchasing or refinancing investment property
Owner-occupied properties are not eligible.
Residential, commercial, mixed-use, or multifamily
Wide range of property types qualify.
Questions International Investors Ask
We've helped hundreds of foreign investors buy U.S. property. Here's what they wanted to know.
Ready to Invest in U.S. Real Estate?
Our team specializes in helping international investors navigate U.S. real estate financing. No U.S. credit, no SSN, no problem.