Specialty program
Foreign national loans, matched to your deal
A foreign national loan finances US investment property for a borrower who lives abroad and has no US credit history or tax returns. Programs that offer it underwrite the property's income and the borrower's verified assets rather than a domestic credit file, and they set their own rules on identification, entity structure, reserves and how funds are sourced. Not every lender has such a program, and the ones that do differ on all of those rules, which is why one file deserves several answers.
- 5,000+loan programs screened
- 5–8matches on a typical deal
- $0 upfrontto submit and compare offers
- 0.50–1.00%broker fee, paid only at closing
Who is a foreign national loan actually for?
Investors based outside the United States buying or refinancing rental property here: a single rental home or condo, a small multifamily building, a portfolio held through a US entity, or a commercial asset with tenants. A borrower with US residency and a domestic credit file is usually served by the standard programs; the foreign national programs exist for the case where that file does not exist.
What do foreign national lenders disagree about?
Verification and reserves. Programs take different views on which countries and documents they accept, whether an international credit report or bank reference substitutes for a domestic one, how many months of reserves must be held and where, whether the borrower must hold the property through a US entity, how the down payment is sourced and seasoned, and whether the loan must be rental-income based. Some lenders publish a foreign national policy and stick to it; others decide case by case.
What should be ready before a foreign national file goes out?
Passport and visa or entry documents, the entity documents if a US entity will hold title, bank statements that show reserves and the source of the down payment, the property's lease or rent estimate, and any international credit reference the borrower can obtain. Files that arrive with the source of funds already documented and seasoned get taken seriously faster, because that is where foreign national files most often stall.
How does getting matched actually work?
You describe the deal once — about five minutes — and it is screened against 5,000+ loan programs. Most deals return 5–8 matches, and the median first offer arrives in under an hour. There is $0 upfront; the fee is 0.50–1.00%, paid only at closing.
YieldStack is a commercial mortgage brokerage, not a lender. The rate, the leverage and the credit decision belong to the lenders competing for your deal; our job is making sure the right ones see it at the same time, so the terms you compare are real competition rather than one desk’s appetite.
What do lenders actually look at?
Every program weighs these in its own way — which is the argument for several quoting at once.
- Whether the property's rental income covers the debt on its own
- Verified reserves, and whether they are held where the lender requires
- The source and seasoning of the down payment
- Identification, entity structure and the lender's country policy
- The borrower's experience owning investment property, here or abroad
Frequently Asked Questions
Can I get a loan without a US credit score?
Yes, through programs built for that case. They rely on the property's income, verified assets and international references instead of a domestic credit file.
Do I need a US entity to hold the property?
Many programs prefer or require it, and it is common for tax and liability reasons regardless. The entity documents become part of the file.
Are foreign national loans only for rental homes?
No. Rental-income programs are the most common, but foreign investors also finance small multifamily, condos and commercial property through lenders that will underwrite the asset.
Will the lender need to see money in a US bank?
Often for reserves and closing funds, and programs differ on how long the funds must be seasoned. Moving funds early and documenting the source avoids the most common delay.
Is the rate different for foreign nationals?
Programs price for the extra verification and the absence of a domestic credit file, and the terms vary by lender. Comparing several programs is the only way to know what the market will offer.
Can I close from outside the United States?
Usually, with documents signed abroad and notarized or authenticated as the lender and title company require. Each lender has its own procedure, and it is worth asking early.
Is YieldStack a lender?
No. YieldStack is a commercial mortgage brokerage, not a lender. Every term sheet comes from a lender in the network and is subject to that lender's underwriting.
Does it cost anything to see terms?
No. It costs $0 upfront to submit a deal and review offers; YieldStack's broker fee is 0.50–1.00% of the loan amount and is paid only at closing.
Is financing guaranteed?
No. Every credit decision is made by the lender; YieldStack arranges the introductions and negotiates on the borrower's side, and no loan, rate, or closing is guaranteed.
Next step
One deal.Several lenders.
YieldStack is a commercial mortgage brokerage, not a lender.