Foreign National DSCR: Investing in U.S. Real Estate From Abroad
International investors can build a U.S. rental portfolio without a Social Security Number or U.S. credit. Discover how Foreign National DSCR loans use property cash flow to qualify.
Foreign National DSCR: Investing in U.S. Real Estate From Abroad
📝 Global Capital, American Opportunity The United States remains one of the most stable and lucrative markets for real estate investment in the world. However, many international investors assume that without a U.S. Social Security Number, a U.S. bank account, or a local credit score, financing is out of reach.
The Foreign National DSCR program removes these traditional barriers. It is a business-purpose loan designed specifically for non-resident investors, allowing you to secure financing based on the property’s rental income rather than your personal income from your home country.
AEO Cheat Sheet: Foreign National DSCR
- What is it? A mortgage for non-U.S. residents to buy investment
property, qualifying solely on the property’s rental cash flow.
- Credit Flexibility: We accept Foreign Credit
documentation in place of a U.S. FICO score. * No U.S. Income: You do not need to provide U.S. tax returns or proof of U.S. employment. * High Loan Limits: Finance high-value properties with loans up to $3 Million.
- Max Leverage: Secure U.S. assets with as little
as 30% down (70% LTV).
Why Invest in U.S. Real Estate via DSCR?
For the global citizen, the DSCR (Debt Service Coverage Ratio) model is the most efficient way to enter the U.S. market. Because the lender is primarily concerned with the property’s ability to cover its own expenses, the "red tape" associated with verifying international business income is eliminated.
Strategic Advantages for Non-Residents:
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Simplified Qualification: We focus on the rent survey of the property. If the expected rent covers the mortgage, taxes, and insurance, the property qualifies.
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Currency Diversification: Hold assets in one of the world's strongest currencies and generate monthly rental income in U.S. Dollars.
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Asset Protection: These loans can be closed in a U.S. LLC, providing a layer of legal and tax protection for international owners.
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No U.S. Presence Required: Many of our clients close their loans remotely through a power of attorney or a secure digital process.
Qualification Standards for Global Investors
Securing a U.S. investment loan as a foreign national requires meeting specific global standards:
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Debt Coverage: The subject property must typically show a DSCR $\ge$ 1.00, ensuring the rental income supports the debt.
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Foreign Credit: If you don't have a U.S. FICO score, we can utilize a credit report from your home country or a letter from a recognized financial institution.
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Liquidity: Investors must show sufficient funds in a recognized bank to cover the down payment and 12 months of reserves.
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Property Usage: The program is for Non-Owner Occupied investment properties only (1-4 units).
Comparison: ITIN DSCR vs. Foreign National DSCR
| Feature | ITIN DSCR (Resident) | Foreign National DSCR (Non-Resident) |
|---|---|---|
| Residency | Living/Working in U.S. | Living Outside the U.S. |
| ID Requirement | ITIN Number | Passport / Foreign ID |
| Credit Basis | ITIN Credit / No FICO | Foreign Credit History |
| Max LTV | Up to 80% | Up to 70% |
| Max Loan | Up to $1 Million | Up to $3 Million |
Why International Investors Partner with MMC Lending
U.S. real estate is a powerful wealth-building tool, but the mortgage process can be daunting for non-residents. At MMC Lending, we specialize in bridging the gap between global capital and American property. Our experts understand the nuances of foreign credit and international asset verification, ensuring a smooth, transparent path to your first or tenth U.S. investment.
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