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Fast and Hassle-Free Funding
for Foreign National Loans

LendSure Understands the Unique Challenges of Funding Foreign National Loans

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How It Works
The Opportunity
Program details
Built for brokers
Foreign National vs. traditional

Built around how international borrowers actually document

  • No U.S. tax returns required at any stage of the process
  • No Social Security number or domestic credit history needed to qualify
  • Foreign credit reports and reference letters accepted in place of a FICO score
  • Foreign assets count toward reserves with familiar documentation
  • Transferred appraisals welcome — useful when a deal has fallen through elsewhere
  • No prior foreign national experience needed on your end; our team walks the file from submission to close
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Become a broker

The opportunity

A motivated borrower segment most brokers aren’t capturing

International buyers are some of the most financially strong clients in the U.S. market, and most assume cash is their only option. Without a Social Security number or U.S. tax returns, they think financing is off the table, so they pay cash and leave leverage on the table entirely.

That assumption is the opportunity. A foreign national who finances instead of paying cash can put that capital toward multiple properties instead of one, and one successful financed purchase tends to bring referrals from their network.

Our Foreign National program makes that leverage accessible without requiring you to become an international lending specialist. We handle the documentation complexity. You handle the relationship.

How a foreign national loan works

Income can be verified one of three ways depending on the borrower’s situation. The right path depends on whether the borrower is employed, self-employed, or qualifying off investment property cash flow.

What we look at

  • Employer letter for foreign nationals with traditional employment abroad
  • CPA letter for business owners and self-employed borrowers
  • Property cash flow (DSCR) for borrowers qualifying on the investment property’s rent
  • Foreign credit report or credit reference letter, showing 3 open tradelines with a 2-year history and no late payments, with a 0x30x24 mortgage history requirement (waived at 50% LTV or below) 
  • Foreign asset statements for the reserve requirement

What we don’t look at

  • U.S. tax returns
  • Social Security number
  • U.S. credit history, evaluated on 3 active tradelines with a 2-year history, a 0x30x24 mortgage history, and 36 months of seasoning since any bankruptcy, foreclosure, short sale, or modification 
  • Personal DTI in the conventional sense

Foreign National program details

Purchase and rate-and-term refinance

  • Loan amounts up to $2,000,000
  • LTV up to 75%
  • Investment properties and second homes
  • 30-day sourcing and seasoning of assets for LTVs up to 50%
  • Foreign assets accepted for reserves

Cash-out refinance

  • Loan amounts up to $2,000,000
  • LTV up to 65%
  • Cash-out available up to $500,000
  • Cash-out proceeds may count toward reserves for LTVs up to 70%
  • Investment properties and second homes

Income documentation options

  • 1-year or 2-year Full Doc
  • 12-month or 24-month Bank Statement
  • DSCR (property cash flow)

Visa eligibility

We accept a wide range of visa types, including B-1, B-2, F-1 (subject to senior management approval), H-2, H-3, H-I, J-1, J-2, O-2, P1, and P2. For Chinese foreign nationals in Florida or Oklahoma, we require B-1 or B-1/B-2 combination visas only. If your borrower’s visa status isn’t on this list, submit the scenario anyway — we evaluate eligibility case by case.

Built for brokers

Why foreign national deals close with us when they don’t close elsewhere

Three income paths, not one

Most lenders that touch foreign national loans force borrowers into a single qualification box. We offer three. An employed borrower documents through a letter from their employer abroad. A business owner uses a CPA letter. An investor uses property cash flow. The right path makes the difference between a clean file and a dead deal.

Transferred appraisals accepted

When a borrower’s prior transaction has fallen through, we don’t restart the appraisal clock. We accept the transferred appraisal and move the file forward. For foreign national borrowers who’ve already lost weeks at another lender, this is often the difference between closing and walking.

Foreign assets count

Reserves don’t need to be sitting in a U.S. account. Foreign assets are accepted with 60 days of sourcing and seasoning at a financial institution, and our team is experienced with the back-and-forth that comes with international statements, translations, and currency conversion.

Twelve months of PITIA is required for reserves, though cash-out proceeds may be applied toward that requirement, and the reserve requirement may be waived for LTVs below 65% per the rate sheet and eligibility matrix.

Cash-out proceeds toward reserves

For LTVs up to 70%, cash-out proceeds from the loan itself can count toward the reserve requirement. This is a useful structural lever for borrowers who are asset-rich abroad but want to keep capital deployed there.

A real scenario

A borrower on a B1/B2 visa had a $300,000 purchase at 55% LTV fall through at another bank, with the appraisal already in hand. No FICO. No Social Security number. We accepted the transferred appraisal, collected a foreign credit report, a foreign income letter, and asset statements, and closed inside seven business days of submission.

Foreign National vs. traditional

Where the Foreign National program wins

FeatureConventional/TraditionalOur Foreign National program
U.S. tax returns requiredYesNo
Social Security number requiredYesNo
U.S. credit history requiredYesNo, evaluated on foreign credit instead: 3 open tradelines, 2-year history, no lates
Foreign assets accepted for reservesRarelyYes
Transferred appraisalsLimitedYes
Visa eligibilityNarrowB-1, B-2, F-1 (senior management approval), H-2, H-3, H-I, J-1, J-2, O-2, P1, P2
Max loan amountAgency limits$2,000,000
Cash-out availableRarelyUp to $500,000

Have a foreign national borrower? Let’s look at the file.

Submit your loan scenario

Have a question? We have the answers.

What documentation is needed to verify income?

Income can be documented through an employer verification letter, a CPA letter, or property cash flow (DSCR) for investment properties. No U.S. tax returns are required at any stage.

What if the borrower has no U.S. credit history?

A foreign credit report or credit reference letter is accepted in place of a domestic credit score. U.S. credit history is not required.

Can foreign assets be used for reserves?

Yes. Foreign assets are accepted to meet reserve requirements. For LTVs up to 50%, only 30-day sourcing and seasoning of assets is needed.

Can cash-out proceeds count toward reserves?

Yes. Cash-out proceeds may count toward reserves for LTVs up to 70%.

Will you accept an appraisal from another lender?

Yes. We accept transferred appraisals, which is often the difference-maker when a borrower’s prior transaction has fallen through.

Which visa types are accepted?

We accept a wide range of Visa types:   B1, B2, F1, H2, H3, HI, J1, J2, O2, P1, P2. Additional Visa types are eligible with senior management approval.

Is this program available for primary residences?

No. The Foreign National program is available for investment properties and second homes only.

How quickly can these loans close?

Funding speed is a core part of what the program is built around. Our team is experienced with foreign national documentation and works to move files through efficiently from submission to close. Recent files have closed in as few as seven business days.

Have a Scenario? Let’s Look at It.

Click here to submit your loan scenario or call us today at (888) 707-7811.

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