What makes this program work
- No Credit Report
- DSCR % ≥ 0.750
- Foreign Assets Accepted
- ITIN borrowers allowed
- First-time Investors Allowed
- Canadian Citizens w/No Visa
DSCR · Investment · Property Cash Flow
Foreign National
No U.S. credit? No problem. No income docs? Even better. Our DSCR program is engineered for foreign nationals investing in U.S. real estate — driven entirely by property cash flow. It's modern lending, built for how investors actually operate.
- Cash-Flow Qual
- Min DSCR
- 0.75
- Cash-Flow Qual
- Max Loan
- $3M
- —
- Max LTV
- 75%
- —
Guidelines effective 2025-07-01.
When to reach for Foreign National
- International Clients looking to build wealth in the United States
Quick Shot Rules
Fast reference for pricing and structuring
- Credit Score
- Not required or used
- Borrower
- Foreign National
- Occupancy
- Non-Owner (Investor — Business Purpose)
- Doc Type
- DSCR · Property Cash-Flow
- Debt Ratio
- Not calculated
- Mortgage Rating
- 0 × 30 × 24 months
- Credit Event Seasoning
- BK / FC / SS / MOD ≥ 36 months
- Reserves
- 6 mo < $1.499M · 12 mo ≥ $1.500M
- Min Loan
- $100,000
- Max Loan
- $2,000,000
- Products
- 30 yr Fixed · 40 yr Fixed (10 yr I/O)
- Property Types
- SFR · 2-4 · Condo · NWC · CondoTel · Rural*
- ACH & Escrow
- Required (cannot be waived)
- Max Cash-Out
- $500,000
- First-Time Investor
- Allowed
LTV / CLTV matrix
Max LTV by FICO, loan amount, and scenario. Live matrices are published in the TQL partner portal and updated in lock-step with underwriting.
DSCR ≥ 1.000
SFR · Condo
DSCR < 1.000
SFR · Condo
Property Type LTV Caps
2-4 Unit · NWC · CondoTel
Submission Checklist
Collect these up front to avoid conditions downstream
Unexpired Passport
Valid — all foreign national borrowers
Valid Visa or I-797 + I-94
Waived for VWP & Canadian citizens
Full Borrower Profile
Name · phone · foreign address + postal code
1-Month Asset Statement
Dated within 120 days · USD converted
FN Program Snap Shot
Refer to full TQL Non-Agency Cookbook for complete requirements
Residence Requirements
- Borrower's primary residence must be in a foreign country.
- U.S. primary residence borrowers are not eligible.
- Loan file must include full borrower details — name, phone, full foreign address with country and postal code.
Legal Presence Documentation
- Valid, unexpired passport required.
- Valid visa OR I-797 with extension dates and I-94.
- Visa Waiver Program borrowers: no visa required, must document eligible country.
- Canadian citizens: no nonimmigrant visa required.
- If borrowing with a U.S. citizen, foreign national documentation is not required.
- ITIN borrowers allowed; IRS proof not required.
Document Signing (Outside U.S.)
- Must be notarized by U.S. embassy/consulate, OR
- Notary acceptable if country is part of the Hague Convention (with Apostille).
- Power of Attorney is not allowed.
DSCR / Income
- DSCR only — no personal income documentation.
- Property must cash-flow with a minimum DSCR of 0.75.
- Refer to matrix for LTV, loan amount, and property type caps.
Assets
- Must be documented and sufficient for closing and reserves.
- Must be liquid or easily liquidated.
- Most recent 1-month statement, dated within 120 days.
- U.S. or foreign accounts allowed.
- Large deposits must be sourced.
- Gift funds allowed only after 10% borrower contribution — case-by-case, pre-approved.
Foreign Assets
- Funds can be transferred to a U.S. account OR verified at closing.
- Must include bank name, account holder, and account number.
- Must be converted to USD using the current exchange rate.
- Reserves may remain in foreign accounts.
Housing History
- Required for subject property — 12 months for refinance. (Min 6 month payment history if owned less than 12 months.)
- Not required for the borrower's foreign primary residence that is listed on the URLA.
Property & Ownership
- Minimum 6 months ownership seasoning required.
Florida Affidavit Requirement
- Florida properties require a Foreign Buyer Affidavit.
- Applies to both individual and entity borrowers.
- Personal guarantors must also sign.
- Borrowers with diplomatic immunity are not eligible.
Restrictions
- Borrower or related parties cannot occupy the property.
- Borrowers from China, Russia, Iran, North Korea ineligible for Texas properties.
Foreign National guidelines
Full guidelines and product guide
The complete Foreign National guideline matrix lives in the TQL partner portal — open it for the full searchable experience.
Common scenarios and answers
- International Clients looking to build wealth in the United States