The global real estate market is booming. International investors see opportunity in U.S. properties—whether it’s a vacation home in Florida, a multifamily investment in California, or a commercial property in New York. Yet traditional lenders often treat foreign national borrowers as complicated exceptions rather than valuable clients. At LendSure Mortgage Corp, we’ve built a streamlined approach that turns international investment into accessible deals for brokers like you.
If you’ve ever lost a foreign national client to a cash buyer or another lender because the process felt too complex, this guide is for you. Let’s simplify what it takes to close these deals and why they represent real opportunity for your business.
The Global Investor Opportunity
Market Volume & Concentration
International real estate investment in the U.S. is measurable and significant. According to the National Association of Realtors (NAR), foreign buyers purchased $56 billion in U.S. residential real estate in the most recent reporting year. These transactions concentrate in high-value markets like Florida, California, Texas, and New York—exactly where your investment clients operate.
Buyer Profile & Financing Gap
NAR research shows foreign buyers consistently purchase at higher median price points than domestic buyers, reflecting stronger capitalization and investment intent. Many pay all-cash not by preference, but because traditional U.S. lenders won’t accommodate non-U.S. income documentation or credit reporting. This creates opportunity: qualified demand that conventional channels can’t serve.
Macroeconomic Trends
The U.S. Bureau of Economic Analysis confirms sustained foreign capital inflows into U.S. real estate assets as part of broader cross-border investment activity. For brokers, the takeaway is clear: foreign national buyers represent real deal flow you can capture when competitors say no.
What Makes Foreign National Borrowers Different
Before we dive into the solution, it helps to understand what actually matters when underwriting a foreign national loan. Traditional lenders focus on what’s missing. We focus on what’s present—the full financial picture.
Foreign nationals often bring different documentation because their financial lives operate differently. A borrower from London, Singapore, or Mexico City may have excellent income and assets, but their documentation won’t match U.S. standards. Rather than viewing this as a red flag, common-sense underwriting recognizes these differences and adapts the process accordingly.
This flexibility is what opens doors for your clients and creates opportunities for your business.
How Our Foreign National Program Works
Our Foreign National Loan Program is designed to move quickly while maintaining thoughtful underwriting. Here’s what sets it apart.
Documentation Requirements:
Instead of U.S. tax returns and credit history, we accept employer letters, CPA letters, or investor cash flow documentation (DSCR). This means your foreign national client doesn’t need to recreate their entire financial history—they can work with documentation they already have.
Income Verification:
We qualify borrowers based on what makes sense for their situation. An investor from abroad may have income documented through international bank statements, employment letters from foreign companies, or business documentation prepared by foreign accountants. We review these carefully and thoroughly.
Asset Recognition:
Foreign national borrowers often bring significant liquid assets. We recognize this strength and use it as a qualifying factor. Cash reserves, international investments, and business assets all tell us about borrower capacity.
Loan Amounts & Terms:
We offer competitive loan amounts up to $2M with flexible terms. Purchase loans go up to 75% LTV, while rate-and-term refinances support up to 70% LTV and cash-out refi up to 65% LTV. Cash-out is available up to $500,000, providing flexibility for borrowers managing multiple properties or investments.
Visa Types & Eligibility
One practical question always comes up: which visas allow foreign nationals to borrow? The answer is more flexible than you might expect.
We work with borrowers holding B1, B2, F1, H2, H3, I, J1, O2, P1, P2, TN NAFTA, and Laser Visa status. This covers a wide range of foreign nationals—tourists, professionals, students, athletes, and treaty traders. If your borrower has a valid visa allowing U.S. presence and investment capacity, there’s likely a path forward.
Investment Property Focus
Our program is structured specifically for investment purposes. We finance second homes and investment properties, positioning borrowers to build U.S. real estate portfolios strategically. This focus means we understand investor motivations and can move quickly on time-sensitive opportunities.
Whether your client is purchasing their first U.S. property or expanding an existing portfolio, we approach the transaction with investor mindset.
The Competitive Advantages for Brokers
Foreign national deals require more than standard processing—they require speed, flexibility, and expertise. That’s where we deliver clear advantages.
- Speed & certainty. International investors often operate across time zones and tight travel schedules. We provide extensive pre-qualification within 24 hours, helping your client move forward with confidence and compete effectively.
- Reliable closings. Consistent funding timelines matter when borrowers are coordinating international travel, family decisions, or related transactions. Our process is built to close on schedule—not introduce delays.
- Documentation expertise. Foreign income and asset documentation doesn’t follow U.S. templates. Our underwriters are experienced in reviewing international CPA letters, bank statements, and financial records—removing friction and guesswork from your role.
- Specialist positioning. Offering foreign national financing elevates your brand. Brokers who can confidently serve global investors stand apart from commodity lenders and earn repeat business within international networks.
Why Traditional Lenders Struggle Here
Conventional lending systems are built around standardized U.S. documentation—tax returns, Social Security numbers, domestic credit reports, and W-2 employment history. When foreign national borrowers don’t fit these rigid criteria, automated underwriting models default to rejection. This isn’t a judgment of risk; it’s a structural limitation of systems designed exclusively for domestic borrowers.
As a result, highly qualified international investors are often excluded despite strong liquidity, diversified income, and proven investment history. Common-sense underwriting looks beyond checkboxes to evaluate the full financial picture—prioritizing asset strength, income stability, and investment sophistication over document format or country of origin.
Why Foreign National Deals Fall Apart
We’ve worked through hundreds of foreign national transactions. Certain pitfalls emerge repeatedly—but they’re preventable with advance planning.
Documentation variances.
Bank statements, CPA letters, and tax returns from different countries often show slightly different figures due to currency conversions or timing. This stalls underwriting. Fix: Have your borrower’s accountant prepare one summary page explaining any variances before you submit.
International fund transfers.
Large wires from abroad trigger compliance reviews, requiring source-of-funds documentation and delaying closing. Solution: Discuss fund structure early so we can guide your borrower on smooth transfers.
Visa expiration timing.
If your borrower’s visa expires within six months of closing, timeline pressure increases significantly. Plan this into your project schedule from day one and flag it immediately.
Appraisal challenges on luxury properties.
Foreign buyers often target high-end condos and non-conforming properties where comparable sales are sparse. Appraisals come back low, stalling deals. Our advantage: We accept transferred appraisals and work with appraisers specializing in luxury markets.
Getting Started With a Foreign National Deal
Ready to explore this opportunity? You don’t need formal approval to start. Simply submit your scenario with your foreign national borrower’s information, and our team will review it and provide feedback within 24 hours.
Here’s what to include when you submit: basic borrower information, proposed property details, down payment amount, and whatever documentation the borrower has available. This might be bank statements, CPA letters, employment verification, or business financials. Don’t worry about having “perfect” U.S. documentation—our team specializes in evaluating international financials.
When you submit, you’re starting a conversation, not a formal application. We’ll ask clarifying questions, explain next steps, and help you position the deal for success.
Why Foreign National Lending Matters to Your Business
Adding foreign national lending expands your addressable market and unlocks deal volume many brokers can’t access. In key U.S. markets, international investors represent consistent demand, and brokers who understand these transactions position themselves as specialists rather than generalists.
Foreign national clients also deliver long-term value. They frequently become repeat borrowers and refer family members and business partners, creating network-driven growth. Successfully closing these deals strengthens your reputation as a problem-solver—the broker clients trust when others say no.
Ready to Expand Your Market?
International investment in U.S. real estate continues to grow. The brokers capturing this opportunity are those who’ve built relationships with lenders specializing in the space. We’re here to be that partner for you—handling the complexity, moving quickly, and backing you up with expertise your clients notice.
Ready to close your first foreign national deal? Submit your scenario to get started, or contact our team to discuss how our Foreign National Loan Program can support your business growth.
The global investors are coming. Make sure you’re ready to serve them.
Frequently Asked Questions
What if my borrower has no U.S. credit history?
That’s exactly what this program is designed for. We evaluate creditworthiness based on income, assets, and investment stability rather than domestic credit scores. International credit reports, bank references, and financial documentation tell us what we need to know about payment reliability.
Does my foreign national client need a U.S. bank account?
Not necessarily. While a U.S. bank account can streamline the process, we can work with borrowers who maintain accounts internationally. We review the full financial picture to understand their liquidity and payment capacity.
Are there any restrictions on the property location?
No. We finance investment properties across the country. Whether your client is investing in a major metropolitan market or a emerging growth area, the property can be located anywhere in the United States.
How quickly can we close?
Our funding times are unsurpassed in the industry. Once we have a complete package, closings typically happen within our standard timeline. For an international investor on a specific deadline, we work to accommodate timing needs when possible.
Can foreign nationals refinance existing properties?
Yes. If your borrower already owns U.S. property and wants to refinance or do a cash-out refi, we can help. This is a great opportunity to expand a borrower’s portfolio or access equity for additional investments.
What loan amounts are available?
We offer loan amounts up to $2M, which covers most investment scenarios. We evaluate larger requests case-by-case with management approval.
Do I need special approval to submit foreign national deals?
No formal pre-approval is needed to submit scenarios. You can start here anytime. If you become a regular partner, we’ll discuss formal broker approval, but it’s never a requirement for initial scenario submission.
