No SSN Required
Foreign National Loans for US Real Estate Investment
Non-US citizens can finance American investment property with no Social Security number, no US credit history, and no visa requirement. Qualify with your passport and the property's rental income. We shop your deal to 50+ lenders to find the best rate and terms available.
No credit pull. No commitment. Takes 2 minutes.
What Is a Foreign National Loan?
A foreign national loan is a mortgage product designed specifically for non-US citizens who want to purchase or refinance investment property in the United States. Unlike conventional mortgages that require a Social Security number, US credit score, and domestic income documentation, foreign national loan programs allow borrowers to qualify using their passport, foreign bank statements, and the property's rental income.
The United States has no federal restrictions on foreign ownership of real estate. Citizens of any country - whether from Canada, the United Kingdom, Brazil, Mexico, Germany, China, the UAE, or anywhere else - can legally purchase residential and commercial property in all 50 states. The challenge has never been legal. It has been financing. Most traditional lenders require documentation that foreign buyers simply do not have: a Social Security number, a US FICO score, W-2 employment records, or two years of US tax returns.
Foreign national mortgage programs remove these barriers. They are built for international investors who want to access the American real estate market without establishing US residency or citizenship first. Qualification is typically based on the property's Debt Service Coverage Ratio (DSCR) - meaning the lender evaluates whether the property's rental income covers the monthly mortgage payment - rather than the borrower's personal income or employment status. This makes foreign national loans one of the most accessible paths for international capital to flow into US real estate.
At Sinai Capital, we work with 50+ lender partners, many of whom offer specialized non-resident mortgage USA programs. Whether you are a first-time foreign buyer or an experienced international investor expanding your US portfolio, we match you with the lender and program that fits your deal - at no cost to you.
How Foreign National Loans Work
The process of obtaining a foreign buyer US real estate loan is more straightforward than most international investors expect. Here is how it works step by step when you apply through Sinai Capital:
- Submit your deal. Tell us about the property you want to purchase or refinance, the loan amount you need, and your timeline. You can fill out our online form in about two minutes. Include your country of citizenship and whether you have an ITIN.
- Provide passport and financial documentation. You will need a valid passport from your home country, 3 to 12 months of bank statements (foreign or US), and in some cases a credit reference letter from your home country bank. No SSN, no US tax returns, no W-2s.
- DSCR qualification. The lender evaluates the property's rental income relative to the projected mortgage payment (principal, interest, taxes, and insurance). If the property's income covers the debt - typically a DSCR of 1.0 or higher - the deal moves forward. This is the same DSCR underwriting used for US citizen investors, adapted for foreign national documentation.
- Property appraisal. The lender orders an appraisal to confirm the property's market value and, for DSCR programs, a rental analysis to verify projected rental income. This typically takes 5 to 10 business days.
- US bank account setup. If you do not already have a US bank account, you will need to open one before closing. Many US banks allow foreign nationals to open accounts with just a passport - no SSN or ITIN required. Your loan officer can recommend banks that work with international clients.
- Entity formation (recommended). Most foreign national investors purchase through a US-based LLC for liability protection, tax efficiency, and estate planning benefits. Your attorney can typically set up an LLC within a few business days.
- Close and fund. Once underwriting is complete and all conditions are cleared, the loan proceeds to closing. Most foreign national loans close in 21 to 30 days from application. Closing can often be handled remotely or through a power of attorney arrangement if you are outside the US.
The entire process is designed to accommodate borrowers who may be located overseas and operating in a different time zone. Sinai Capital coordinates between you, the lender, the title company, and your legal counsel to ensure a smooth closing regardless of where you are in the world.
Key Features at a Glance
SSN Required
No
Loan Amounts
$100K – $5M+
Max LTV
Up to 70 – 75%
Loan Terms
30-yr fixed, ARM, IO
Qualification
DSCR-based
Close Time
21 – 30 days
Documentation
Passport, bank statements
Property Types
SFR, condo, multifamily
Terms shown are representative ranges. Actual rates, leverage, and terms vary by lender, borrower profile, country of origin, and property type. Your loan officer will provide exact numbers for your deal.
Who Foreign National Loans Are For
Foreign national loan programs serve a wide range of international investors who want to own income-producing real estate in the United States. The US real estate market attracts global capital because of its property rights protections, stable legal framework, rental income potential, and long-term appreciation. Here are the most common borrower profiles:
Canadian Investors
Canadians are among the largest groups of foreign buyers in the US. Many purchase vacation rentals in Florida, Arizona, or California, or build rental portfolios in high-yield markets across the Sun Belt. Foreign national DSCR programs allow Canadian investors to finance US properties without needing a US credit history.
European Investors
Investors from the UK, Germany, France, the Netherlands, and other European countries invest in US real estate for portfolio diversification and dollar-denominated income. Foreign national programs accommodate European banking documentation and credit references.
Latin American Investors
Buyers from Brazil, Mexico, Colombia, Argentina, and other Latin American countries frequently invest in Miami, Houston, Orlando, and New York City. Many seek both asset diversification and a safe haven for capital. ITIN programs are especially popular with Latin American investors who have established US tax identities.
Middle Eastern Investors
Investors from the UAE, Saudi Arabia, Qatar, and other Gulf states are active buyers of US commercial and residential real estate. Foreign national loan programs allow these investors to leverage their international banking relationships to qualify for US financing.
Asian Investors
Buyers from China, Japan, South Korea, India, and Southeast Asia represent a significant share of foreign investment in US real estate. Whether purchasing a single condo or building a multi-property portfolio, foreign national DSCR programs provide a clear path to financing without US residency.
Expats and Dual Citizens
US expats living abroad, dual citizens, and green card holders who have been overseas for an extended period may not have recent US credit history or income documentation. Foreign national programs provide an alternative path that does not require domestic credit reporting.
Regardless of your country of origin, if you want to invest in US real estate and need financing without a Social Security number, Sinai Capital can connect you with the right lender. We serve foreign national investors purchasing properties in all 50 states.
Foreign National Loan Requirements
Foreign national loan programs are designed to accommodate borrowers who lack the standard US documentation that conventional lenders require. Here is what you need to qualify for a no SSN mortgage through our lender network:
Valid Passport
A current, unexpired passport from your home country is the primary identification document. This replaces the SSN and US government-issued ID that domestic borrowers provide. Some lenders also accept a national identity card in addition to the passport.
US Bank Account
Most lenders require a US bank account for the down payment wire, monthly mortgage payments, and reserve verification. If you do not have one, many US banks allow foreign nationals to open an account with a passport alone. Your loan officer can provide guidance on which banks are the most foreign-national-friendly.
DSCR Ratio
For DSCR-based foreign national programs, the property's rental income must meet or exceed the monthly mortgage payment. Most lenders require a minimum DSCR of 1.0, meaning the rent covers 100% of the PITI payment. A higher DSCR improves your rate and terms. Learn more about how DSCR loans work.
Down Payment (25 – 30%)
Foreign national programs typically require a larger down payment than domestic investor loans. Expect 25% to 30% minimum for most programs, resulting in a maximum LTV of 70% to 75%. Some lenders may require up to 40% down depending on the property type, location, and borrower profile. ITIN borrowers may qualify for slightly higher LTVs.
Eligible Property Types
Single-family homes, condos (warrantable and non-warrantable), townhomes, duplexes, triplexes, quadplexes, and small multifamily properties (5-8 units). Properties must be used as investments - most foreign national programs do not finance primary residences. Short-term rentals (Airbnb, VRBO) are accepted by many lenders.
Visa Not Required
You do not need a US visa to qualify for a foreign national loan. Borrowers on tourist visas (B-1/B-2), business visas, student visas, and those with no US visa at all are eligible. Property ownership in the US does not grant visa or residency rights, and a visa is not a prerequisite for financing.
Sample Foreign National Loan Scenario
Carlos is a Brazilian business owner looking to purchase a $500,000 vacation rental in Miami. He plans to list the property on Airbnb and manage it through a local property management company. Carlos does not have a Social Security number, a US credit score, or a US visa. He does have a valid Brazilian passport, a US bank account he opened during a previous visit to Miami, and substantial savings in both Brazilian and US accounts.
Carlos contacts Sinai Capital. His loan officer identifies him as an ideal candidate for a foreign national DSCR loan and shops his deal to lenders who specialize in non-resident mortgages. Within 48 hours, they secure the following terms:
$500,000
$150,000
$350,000
30-Year Fixed, Foreign National DSCR
$3,800
$2,950
1.29
24 days
Documentation provided: Brazilian passport, 6 months of US and Brazilian bank statements, a credit reference letter from his Brazilian bank, and an AirDNA rental projection report for the Miami property. No SSN, no US credit report, no tax returns, and no visa were required.
Outcome: Carlos closes on his Miami vacation rental in 24 days. The property is listed on Airbnb within a week of closing and generates approximately $3,800 per month in rental income through the property management company. With a DSCR of 1.29, the property comfortably covers its own mortgage payment and produces positive cash flow from day one. Carlos plans to use the same strategy to acquire a second property in Orlando next year.
ITIN vs. Passport-Only Loans
Foreign national borrowers generally have two paths to obtaining a US mortgage: an ITIN mortgage or a passport-only foreign national loan. Understanding the differences will help you choose the program that best fits your situation.
| Feature | ITIN Mortgage | Passport-Only Loan |
|---|---|---|
| ID Required | ITIN + passport | Passport only |
| SSN Required | No | No |
| Max LTV | Up to 75 – 80% | Up to 65 – 75% |
| Interest Rates | Generally lower | Generally higher (1 – 2% premium) |
| US Credit History | May have established some | Not required |
| US Tax Filing | Required for ITIN holders | Not required at time of loan |
| Best For | Foreign nationals with existing ITIN and some US tax history | First-time US buyers with no US tax identity |
What is an ITIN? An Individual Taxpayer Identification Number (ITIN) is a tax processing number issued by the IRS to individuals who are required to file a US tax return but do not have and are not eligible for a Social Security number. Many foreign nationals who earn income in the US, own rental property, or have other US tax obligations obtain an ITIN. The application process involves submitting IRS Form W-7 with a federal tax return.
If you already have an ITIN, an ITIN mortgage typically offers better terms - higher LTV ratios (meaning a smaller down payment), lower interest rates, and a wider selection of lenders. Some ITIN programs also allow you to build a US credit history, which can benefit you on future purchases.
If you do not have an ITIN and want the fastest path to US property ownership, a passport-only foreign national loan lets you move forward immediately. You can always obtain an ITIN later - particularly after you purchase your first US property and begin filing US tax returns - and refinance into an ITIN program for better terms down the road.
Not sure which path is right for you? Call us at (732) 754-2144 and a loan specialist will walk you through both options based on your specific situation and investment goals.
Documents You Need as a Foreign National Borrower
Every lender has slightly different requirements, and that is one of the biggest reasons working with a broker matters. We know exactly which lenders need what, so you are not scrambling to gather paperwork that ends up being irrelevant to your specific program. That said, here is a general overview of what you should have ready:
Valid Passport
This is non-negotiable. Every single lender requires a current, unexpired passport from your home country. It serves as your primary identification in place of a US driver's license or state ID.
Valid Visa or Proof of Foreign Address
Some lenders want to see a US visa (B1/B2, E-2, L-1, H-1B, etc.), while others just need proof of your permanent address abroad. Remember, a visa is not required to buy US property. This is purely a lender-level documentation preference.
ITIN (Individual Taxpayer Identification Number)
Some lenders require an ITIN, some don't. If you already have one, it can open up better loan terms and more lender options. If you don't have one, passport-only programs are still available. Your loan officer will tell you upfront whether an ITIN is needed for the programs you qualify for.
Foreign Bank Statements
Typically 2 to 3 months of bank statements from your home country showing sufficient funds for the down payment and reserves. Lenders want to see that you have the cash on hand and that the funds are sourced and seasoned.
Proof of Foreign Income or Assets
This varies by lender. Some want pay stubs or employment verification from your home country. Others are satisfied with bank statements alone, especially on DSCR programs where the property's income is the primary qualifier.
Foreign Bank or CPA Letter
If you have no US credit history, some lenders will accept a letter from your foreign bank or a CPA in your home country confirming your creditworthiness and banking relationship. This acts as a substitute for a US credit report.
US LLC Entity Documents (If Applicable)
Many foreign nationals form a US LLC to hold their investment property. If you are purchasing through an LLC, you will need the articles of organization, operating agreement, and EIN letter. More on LLC setup below.
Requirements vary significantly between lenders. One lender might require 6 months of bank statements while another needs only 2. One might require an ITIN while another does not. This is exactly why having a broker who knows every lender's guidelines saves you time and frustration.
FIRPTA and Tax Considerations for Foreign Investors
Buying US real estate as a foreign national comes with tax implications you need to understand before you close. Here is a plain-English overview of the big ones. This is not tax advice, just a starting point so you know what to discuss with your CPA.
FIRPTA Withholding (15% on Sale)
FIRPTA (Foreign Investment in Real Property Tax Act) requires a 15% withholding on the sale price when a foreign person sells US real estate. This is important: it is a withholding, not your actual tax bill. When you file a US tax return after the sale, you get back any amount that was withheld beyond your actual tax liability. Many foreign sellers end up getting a significant refund.
FIRPTA Withholding Certificate
You can apply for a FIRPTA withholding certificate (IRS Form 8288-B) before closing to reduce or eliminate the withholding entirely. If your actual tax on the sale is less than 15% of the sale price, the IRS can authorize a lower withholding amount at closing. Your tax advisor handles this process.
US Rental Income Is Taxable
Rental income from US property is taxable in the United States regardless of where you live. You will need to file a US tax return each year reporting your rental income and expenses. The good news is that you can deduct mortgage interest, property taxes, insurance, depreciation, management fees, and other operating expenses, which often reduces your taxable income significantly.
Tax Treaties Matter
The tax implications of owning US property vary depending on your home country's tax treaty with the United States. Some countries have treaties that prevent double taxation, while others do not. This is one of the biggest reasons you need a US tax advisor who specializes in foreign investment before you buy.
LLC vs. Personal Name
Holding property in a US LLC versus your personal name can have different tax implications, especially around estate tax and income tax reporting. Foreign nationals who hold US real estate in their personal name may be subject to US estate tax on assets above $60,000 (much lower than the $13M+ exemption for US citizens). An LLC or other entity structure can help address this, but the details depend on your specific situation.
Important: This section is a general overview, not tax advice. Tax rules for foreign investors are complex and depend on your country of residence, tax treaty status, entity structure, and individual circumstances. We strongly recommend consulting a US-based CPA who specializes in international real estate investment before closing on any property.
Setting Up a US LLC as a Foreign National
Most foreign nationals who invest in US real estate do so through a US LLC (Limited Liability Company). It is not strictly required, but it is the standard approach for good reasons. Here is how it works and what is involved.
Why Use an LLC?
Three main reasons. First, liability protection: the LLC separates your personal assets from the property, so a lawsuit related to the property does not put your other assets at risk. Second, financing: many lenders prefer or require that foreign nationals hold property in a US entity. Third, you can open a US bank account through the LLC, which makes it much easier to manage mortgage payments, collect rent, and handle expenses.
Which State to Form In
The most popular choices are Wyoming (strong privacy protections, low fees), Delaware (business-friendly courts, well-established LLC law), or the state where your property is located. If your property is in Florida, forming a Florida LLC often makes the most sense. If you plan to buy in multiple states, Wyoming or Delaware gives you a single entity that can hold property anywhere.
Registered Agent
Every LLC needs a registered agent in the state of formation. This is a person or company with a physical address in that state who receives legal documents on behalf of your LLC. Plenty of registered agent services are available online for $50 to $200 per year.
Getting an EIN
An EIN (Employer Identification Number) is like a Social Security number for your LLC. The IRS issues it for free. If you have an ITIN, you can apply online and get the EIN immediately. If you do not have an ITIN or SSN, you apply using IRS Form SS-4 by mail or fax, and it typically takes 4 to 6 weeks. Your attorney or CPA can handle this for you.
Opening a US Bank Account
This is often the hardest part for foreign nationals. Many traditional banks require you to visit a branch in person with your passport and LLC documents. However, some newer banks and fintech platforms like Mercury and Relay work with foreign-owned LLCs and allow remote account opening. Certain credit unions are also more flexible than big banks. Your loan officer can point you to institutions that have worked with our other foreign national borrowers.
After the LLC Is Set Up
Once your LLC is formed, you have an EIN, and your US bank account is open, the loan process works essentially the same as it does for a US borrower. The lender underwrites the deal based on the property's DSCR, and the loan closes in the name of the LLC with you providing a personal guarantee. The whole LLC setup process typically takes 1 to 3 weeks if you are starting from scratch.
Frequently Asked Questions About Foreign National Loans
Can foreigners buy property in the United States?+
What are the requirements for a foreign national mortgage?+
What is the difference between an ITIN mortgage and a passport-only loan?+
What interest rates can foreign nationals expect?+
Do I need a US bank account to get a foreign national loan?+
Can I buy US property on a tourist visa or with no visa at all?+
What entity structure should I use as a foreign buyer?+
Ready to Invest in US Real Estate?
Get pre-qualified for a foreign national loan in minutes. No SSN required, no credit pull, no obligation. We shop your deal to 50+ lenders and bring you the best option - no matter where in the world you are.
No credit pull. No commitment. Takes 2 minutes.
Related Loan Products
Foreign national loans are one of many financing tools available through Sinai Capital. Depending on your investment strategy and documentation, one of these related products may also be a fit:
DSCR Loans
Long-term rental property loans that qualify based on the property's cash flow - not personal income. The most common loan type paired with foreign national programs.
Bank Statement Loans
Qualify using 12–24 months of bank statements instead of tax returns. An alternative for foreign nationals who have established US banking history.
Bridge Loans
Short-term financing to acquire a property quickly. Close in as few as 7 days, then refinance into a long-term foreign national DSCR loan once stabilized.