Foreign National DSCR Loans — invest in US real estate without a US paycheck.
Business-purpose investment loans for non-US-citizen and non-resident investors — and for ITIN borrowers. No US income documents and no Social Security number required. You qualify on the property's rental income and close in a US LLC. Typical leverage 65–70%. All 50 states.
The property is American. Your passport doesn't have to be.
A foreign national DSCR loan is a business-purpose loan on a US investment property for a borrower who isn't a US citizen or permanent resident. Like every DSCR loan, it qualifies on the property's rental income — its rent against its debt service — rather than your personal income. The difference here is documentation: there are no US tax returns to provide, no US W-2s, and no Social Security number to check, so the file is built around your verifiable identity, your assets, and the property itself.
The tradeoff is leverage. Expect roughly 65–70% LTV — about 30–35% down — versus the 75–80% a US-citizen borrower might see on the same property. The larger equity cushion is how the lender gets comfortable with the thinner documentation and the offshore profile. Everything else — closing in an LLC, qualifying on rent, lending in all 50 states — works the way it does on any DSCR deal.
Four things stand in for a US income file.
Identity, not citizenship
A valid foreign passport (with a visa where applicable) or an ITIN establishes who you are. US citizenship and a Social Security number are not required.
The property qualifies, not your paycheck
We underwrite the rental income against the debt service (DSCR). No US tax returns, no US W-2s, no US employment — your income abroad isn't part of the file.
Credit by whatever's verifiable
We work with a foreign credit report, an international credit reference letter, or documented asset and banking history when there's no US credit footprint.
Close in a US LLC
Title the property in a US LLC for liability protection and clean ownership. A US bank account funds the deal and collects the rent.
ITIN borrowers: you can qualify on the same basis.
An ITIN — Individual Taxpayer Identification Number — is a tax-processing number the IRS issues to people who have US tax obligations but aren't eligible for a Social Security number. Many investors who live and work in the US file their taxes under an ITIN. If that's you, a DSCR loan is one of the cleanest ways to finance an investment property, because it never needed your SSN in the first place.
On the ITIN path, the mechanics are the same as any DSCR deal: the property's rent carries the loan, you provide your ITIN in place of an SSN, and you take title in a US LLC. If you have US credit, we use it; if you don't, we build the file the same way we do for a non-resident — reference letters, foreign credit, or documented assets. ITIN borrowers who already live in the US often present a stronger file than a fully offshore borrower, which can help on leverage and pricing.
ITIN vs. fully non-resident — the practical difference
A non-resident foreign national may have no US footprint at all — no US credit, no US address, sometimes no US bank account yet. An ITIN borrower usually has some of that infrastructure already: a US address, a US bank account, often US credit. Both qualify on the property's DSCR. The ITIN borrower's existing US footprint simply makes the file faster to build and can support the upper end of the leverage range.
What you'll provide
- ✓Valid foreign passport (and US visa, where applicable) — or an ITIN
- ✓Foreign credit report, an international reference letter, or asset/banking history
- ✓Verification of funds for down payment and reserves (seasoned)
- ✓A US LLC to hold title (we can point you to formation help)
- ✓A US bank account to fund and service the loan
- ✓Lease or market-rent appraisal to establish the property's income
A non-resident buying a Florida rental, number by number.
Illustrative only — not a quote or an offer. Every figure traces from the assumptions shown; pricing is quoted per deal.
- Purchase price
- $350,000
- Foreign national max LTV
- 65%
- Loan = 65% × $350,000
- $227,500
- Down payment (35%)
- $122,500
- US income docs
- None
- Title
- US LLC
- Gross monthly rent
- $2,800
- Taxes + insurance / mo (illustrative)
- $700
- Principal & interest / mo (illustrative)
- $1,650
- = PITIA (all-in monthly)
- $2,350
- DSCR = $2,800 ÷ $2,350
- ≈ 1.19
Tax, insurance, and P&I lines are illustrative to demonstrate the DSCR — we don't publish rates, and actual taxes vary by county and property. Pricing is quoted per deal.
At a 1.19 DSCR the rent covers the payment with room to spare, so the deal qualifies cleanly on the property — with no US income file, no SSN, and the borrower never setting foot in a US bank branch. The 35% down is the price of admission; the rent does the qualifying.
What a foreign national DSCR loan will do.
| Borrower | Non-US-citizen / non-resident investors, and ITIN borrowers |
|---|---|
| Max LTV | Typically 65–70% Leverage is lower than for a US-citizen borrower; the exact cap depends on profile and documentation. |
| US income / SSN | Not required — no US income docs, no Social Security number |
| Qualifying basis | Property rental income (DSCR), 1.0+ typical |
| Credit | Foreign credit, reference letters, or documented assets |
| Property | Investment 1–4 unit, condo, small multifamily — non-owner-occupied |
| Ownership | US LLC; US bank account to fund and service |
We do not publish interest rates, APRs, or monthly payments on this page. Pricing depends on the specifics of your deal and underwriting. Parameters are typical ranges, not guarantees.
Foreign national & ITIN DSCR FAQ
Do I need to be a US citizen or have a green card?+
No. These are business-purpose investment loans for non-US-citizen and non-resident investors. You qualify on the property's rental income and your verifiable identity and assets — not on US citizenship or residency. A valid foreign passport (with a visa where applicable) or an ITIN is the starting point.
Do I need a Social Security number or US income?+
No to both. There's no SSN requirement — a foreign passport or an ITIN works — and we don't ask for US tax returns, US W-2s, or US employment. Your income earned abroad isn't part of the underwriting; the property's rent against its debt service (DSCR) is what qualifies the loan.
What LTV can a foreign national get?+
Typically 65–70%, meaning roughly 30–35% down. That's lower leverage than a US-citizen borrower would see on the same property — the lender offsets the thinner documentation and offshore profile with a larger equity cushion. The exact cap depends on your profile, your documentation, and the property.
I have no US credit history — can I still qualify?+
Yes. Where there's no US credit footprint, we work with a foreign credit report, an international credit reference letter from your home-country bank, or documented asset and banking history. The point is to establish a credible track record; a US FICO score is not the only way to do that.
What is the ITIN path, and who is it for?+
An ITIN — Individual Taxpayer Identification Number — is a tax-processing number the IRS issues to people who have US tax obligations but aren't eligible for a Social Security number. Many resident investors file under an ITIN. If that's you, you can qualify on the same DSCR basis: the property's rent carries the loan, you provide your ITIN in place of an SSN, and you can close in a US LLC. See the ITIN section above for the full path.
Can I close in an LLC?+
Yes — and we recommend it. Foreign national and ITIN investors typically take title in a US LLC for liability protection and clean ownership structure. You'll also want a US bank account to fund the down payment and collect rent. We can point you toward formation and banking help if you don't have these set up yet.
What documents do I actually need?+
At a minimum: a valid passport (and US visa where applicable) or ITIN, proof of funds for the down payment and reserves, a foreign credit report or reference letter, a US LLC to hold title, and a US bank account. On the property side, a lease or a market-rent appraisal establishes the income. We'll give you a precise, short checklist once we see the deal.
How do I get started from outside the US?+
Send the property, the expected rent, your country of residence, and whether you have an ITIN or US credit. We'll confirm the LTV band you're in, the documentation path that fits your situation, and what the DSCR looks like — before you commit. The whole process can be handled remotely. No application fee, no hard pull.
Every deal here is structured personally by Dominick Prevete — 31 years in real estate finance, $2B+ closed, 100+ lender relationships.
Where to go from here.
No-Tax-Return DSCR →
The core program every DSCR deal builds on — qualify on rent, not returns.
DSCR Cash-Out Refinance →
Already own a US rental? Pull equity out on the property's income.
No-Ratio & Low-DSCR →
If the property doesn't cover the payment at 1.0, this path still closes.
DSCR Loans in Florida →
A top destination for international investors — STR and long-term both.
DSCR Loans in West Palm Beach →
A South Florida market that draws foreign-national buyers year-round.
DSCR Calculator →
Check the property's coverage before you build the file.
No US paycheck. No SSN. The property does the qualifying.
Send the property, the expected rent, and your country of residence. We'll confirm the LTV band, the documentation path that fits you, and the DSCR — and run the whole thing remotely. No application fee, no hard pull.
Loans are for business purposes only and are not subject to TILA, RESPA, or HOEPA. Not for primary residences. Equal Housing Opportunity. All loans subject to underwriting approval. Rates and terms shown for illustration; actual rates depend on deal specifics. We do not lend to borrowers with credit below 600 or on owner-occupied properties.