The U.S. real estate market is one of the most sought-after investment destinations in the world. Getting access to it as a non-U.S. resident used to mean navigating a system that wasn't built for you. This program was. Foreign credit accepted. DSCR qualification. No U.S. Social Security number required.
No credit pull required · Response within 24 hours
Max Loan Amount
$1.5M
Min loan $150,000
Max LTV
75%
Purchase · 70% STR properties
Credit Requirement
Foreign
680 U.S. FICO or foreign credit docs
Qualification
DSCR
Property rental income — no personal income docs
Reserves
6 Mo PITIA
Verified & documented · Impounds required
Property Types
Investment
1–4 unit · Condos · STR eligible
How This Program Qualifies You
Most U.S. mortgage programs are built around a Social Security number, a U.S. credit report, and U.S. income documentation. As a non-U.S. resident, you have none of those things — and that's exactly why most U.S. lenders can't help you. This program is structured differently from the ground up.
DSCR qualification means we underwrite the loan based on the rental income the property generates — not your personal income, not your employment, not your tax returns from your home country. We compare the property's gross rental income to the total monthly mortgage payment. If the rent covers it, the property qualifies.
Foreign credit replaces the U.S. credit report. We accept credit documentation from your home country — bank references, credit bureau reports, or financial institution letters — to establish your creditworthiness. If you have a U.S. credit score of 680 or above from prior U.S. banking or credit activity, that works too. Either path gets you to the same place.
Three Ways International Investors Use This Program
Whether you're building a long-term rental portfolio, buying in a vacation market, or acquiring your first U.S. property, here's how this program serves each strategy.
Long-Term Rental
Finance a single-family home, duplex, triplex, or fourplex as a traditional long-term rental investment. The property's market rent or signed lease is used for DSCR qualification — no documentation of your personal income from outside the U.S. required.
Short-Term Rental
Short-term rentals in high-demand U.S. vacation markets — Miami, Los Angeles, Orlando, New York, Hawaii — are among the most sought-after investments for international buyers. This program allows STR properties with a slightly lower LTV to account for the income variability of seasonal rentals.
Condominium Purchase
Condominiums in major U.S. cities and coastal markets are a popular entry point for international investors — manageable price points, lower maintenance responsibility, and strong rental demand. Warrantable condos are fully eligible under this program.
The Process
The process is straightforward once you understand what the program requires and what it doesn't. Here's the full picture from inquiry to closing.
Tell us your country of residence, what type of property you're targeting, and your approximate purchase price. We'll confirm your eligibility, explain the credit documentation path, and walk you through what to expect.
We'll need the property address (or target market), property type, and estimated rent. The DSCR calculation happens here — if the property cash-flows at the required level, the income side of qualification is complete.
Provide your foreign credit report, bank reference letters, or financial statements as directed by your loan officer. If you have a qualifying U.S. credit score, that simplifies this step significantly.
Six months of PITIA reserves must be verified and documented — typically through bank statements. These reserves can be held in a U.S. or foreign bank account. Impound (escrow) accounts are required at closing.
Once documentation is in order, most investors receive a pre-approval decision within 24–48 hours. Closing typically uses a power of attorney if the buyer cannot be present in the U.S. — your loan officer will coordinate this.
Tell us your country of residence, what type of property you're targeting, and your approximate purchase price. We'll confirm your eligibility, explain the credit documentation path, and walk you through what to expect.
We'll need the property address (or target market), property type, and estimated rent. The DSCR calculation happens here — if the property cash-flows at the required level, the income side of qualification is complete.
Provide your foreign credit report, bank reference letters, or financial statements as directed by your loan officer. If you have a qualifying U.S. credit score, that simplifies this step significantly.
Six months of PITIA reserves must be verified and documented — typically through bank statements. These reserves can be held in a U.S. or foreign bank account. Impound (escrow) accounts are required at closing.
Once documentation is in order, most investors receive a pre-approval decision within 24–48 hours. Closing typically uses a power of attorney if the buyer cannot be present in the U.S. — your loan officer will coordinate this.
Know Before You Apply
The Foreign National program is specific in its eligibility. Here's the complete picture so there are no surprises.
What Qualifies
What Doesn't Qualify
On OFAC-sanctioned countries: The OFAC (Office of Foreign Assets Control) list changes periodically. Borrowers from currently sanctioned countries are not eligible. Your loan officer will verify eligibility for your country of residence at the time of application — this is a straightforward check that happens at the start of every foreign national inquiry.
On reserve documentation: The 6 months of PITIA reserves must be verified from bank statements. Reserves can be held in a U.S. bank or a foreign bank account — both are acceptable. The statements must clearly show the account holder's name, balance, and account history, translated to English if necessary.
On impounds: On impounds: Impound (escrow) accounts for property taxes and insurance are required on all Foreign National loans. Your lender will establish and manage the impound account at closing, and your monthly payment will include the escrow contribution.
Who This Is For
The U.S. real estate market attracts investors from around the world for consistent reasons. Here's who we work with most frequently.
International High-Net-Worth Investors
Investors from Canada, the UK, Western Europe, Latin America, and Asia who want U.S. real estate as a stable, dollar-denominated asset in their portfolio.
Vacation Market Buyers
Buyers targeting high-demand U.S. vacation markets — Florida, California, Hawaii, New York — for STR income while the property sits vacant during their absence.
U.S. Urban Market Investors
International investors who see long-term appreciation potential in major U.S. cities and want to acquire rental property before prices move further out of reach.
Business Owners with U.S. Ties
Foreign nationals with existing U.S. business interests, frequent U.S. travel, or family in the U.S. who want to establish a property foothold alongside their business presence.
First-Time U.S. Property Buyers
This is not a program for experienced investors only. First-time U.S. property buyers are welcome — as long as the property cash-flows and the credit documentation qualifies.
Portfolio Diversification Buyers
Investors in less stable currencies or markets who see U.S. property as a hard asset hedge — a dollar-denominated, appreciating investment outside their home country's economic exposure.
The FlexPoint Difference
Foreign national lending requires a lender who understands non-U.S. borrowers and has experience getting these transactions to the finish line.
Tell us about yourself and the type of property you're targeting. A FlexPoint specialist with experience in foreign national transactions will reach out within 24 hours to walk you through the full process — no credit pull, no obligation.
By submitting this form, you consent to be contacted by FlexPoint Inc. regarding your inquiry. This is not a commitment to lend. All loans subject to credit approval. Restrictions apply. Some products may not be available in all states. FlexPoint Inc. NMLS #243082.
FAQ
The questions international investors ask us most before applying.