Yes. A foreign national, meaning a non-US citizen who does not file US taxes and has no US credit history, can finance US investment property. The financing is business-purpose, made to a US limited liability company rather than to an individual, and it is underwritten on the asset and the borrower's ability to service the debt rather than on a US credit profile.
This is the standard structure for cross-border investors buying income property or repositioning assets in the United States. Because the loan is for investment, not for a primary residence, it sits in the business-purpose lending category, which is built to accommodate borrowers who do not have a US financial footprint.
No US credit score or US income documents required
The most common obstacle foreign investors expect is the lack of a US credit score or US tax returns. Business-purpose, asset-based financing does not rely on either. Qualification rests on the property and the borrower's capacity to fund and service the loan.
- A bank statement showing liquidity and reserves, from a domestic or international institution
- A US LLC funded to take title to the property (the borrowing entity)
- Demonstrated means to service the loan: the asset's income or the borrower's own liquidity
- Standard KYC and source-of-funds verification on the borrower and the entity
Same terms as a US investor
A well-structured foreign-national file is priced like a domestic investor file. There is no foreign-national rate premium and no automatic reduction in leverage. Investors typically see leverage up to roughly 75 to 80 percent loan-to-value depending on the product, asset, and business plan, which is the same range a US sponsor would expect on the equivalent deal.
The qualifying factor is the entity and the structure, not the borrower's nationality. Once the US LLC is in place and source of funds is documented, the deal is underwritten on its own merits.
Loan size, speed, and term sheets
The core range is $1M to $5M, which covers most single-asset acquisitions and value-add plays cross-border investors pursue. A clean file moves quickly: a term sheet is typically issued within 24 to 48 hours of submission, and a straightforward transaction can close in roughly two weeks.
Larger transactions above the core range can be placed on a case-by-case basis through a capital-partner network, where institutional and private credit sources underwrite bigger or more complex deals on their own timelines.
Products available to foreign nationals
Foreign-national borrowers can access the same business-purpose product set as US investors, with the structure routed through the US LLC:
- Bridge: short-term, interest-only financing to acquire, reposition, or stabilize a property
- DSCR: financing qualified on the property's rental cash flow rather than personal income
- Fix and flip: short-term financing for acquisition plus a renovation budget on a resale plan
- Renovation: financing for value-add capital improvements on an existing asset
- Construction: ground-up or heavy-rehab financing released in draws as work progresses
Eligibility, KYC, and source of funds
Eligibility is driven by standard compliance rather than nationality. Every file requires KYC on the borrower and the US LLC, plus clear documentation of source of funds. Borrowers from sanctioned jurisdictions cannot be financed, but the large majority of international investors qualify once the entity is formed and funds are documented.
The practical sequence is straightforward: form the US LLC, document liquidity and source of funds, submit the property and business plan, receive a term sheet, and close. Because the structure is designed for borrowers without a US credit footprint, the absence of a US score or US tax returns is not a barrier.