Foreign National Loans
International buyers purchasing or investing in U.S. real estate.
- NMLS #412470
- Equal Housing Lender
- STELLAR rated on Experience.com
- Serving borrowers nationwide
Own U.S. real estate without a Social Security number, U.S. credit history, or residency. We qualify you on the strength of your assets and the property — not on paperwork you were never going to have.
What makes it work
Go deeper — guides from Pat
Foreign National Loans, explained properly.
Why U.S. banks say no — and why that’s not the end
A conventional U.S. lender qualifies you with three tools: a Social Security number, a U.S. credit score, and U.S. tax returns. An international buyer usually has none of them — not because they aren’t creditworthy, but because their financial life happens somewhere else. Foreign national lending replaces those tools with ones you actually have: your passport and visa, evidence of your income or assets abroad, and the strength of the property itself. The loan is underwritten around your real profile instead of a paperwork template you were never going to fit.
How qualification actually works
Expect the file to be built from your foreign documentation: bank statements or asset statements from your home institution, proof of income from your employer or business, and reference letters from banks you hold accounts with. If the purchase is an investment, the property’s projected rent can carry much of the qualification through a DSCR structure — meaning the building earns its own approval. Currency is converted and documented properly, and nothing needs to be “seasoned” in a U.S. account for years first.
The closing, from anywhere on Earth
You do not need to be in the United States to close. Documents can be signed at a U.S. embassy or consulate, through approved international notaries, or via power of attorney arranged in advance. I coordinate the title company, the lender, and your time zone so the transaction moves while you sleep. Many of my international clients have completed a purchase — wire to keys — without a single flight.
Sound like you? Then this is your program.
The overseas investor
Building a U.S. rental portfolio from abroad — the property’s income does the qualifying, and an LLC or entity structure is welcome.
The future resident
Planning a move, a child’s education, or retirement stateside — buying the home years before the visa status catches up.
The vacation-home buyer
A place in Florida, New York, or the mountains — enjoyed a few months a year, financed without a U.S. credit file.
The numbers, straight.
Typically 25–30%
None
Not required
Foreign income or assets
Homes, condos, 2–4 units
Personal or LLC
Remote — embassy, consulate, or POA
Ranges reflect typical scenarios and vary with the full file — they’re a starting point, not a quote or a commitment to lend. Pat will give you real numbers for your situation.
From first call to closing table.
Book a free call
Fifteen minutes with Pat. Your situation in plain English — no forms marathon, no obligation.
Get your real numbers
The program that fits, the terms you'd actually see, and a document list built for your file — not a generic checklist.
Close with confidence
Pat drives the file to the closing table and keeps you ahead of every deadline while you plan the move.
“What made my experience so stellar was Pat Villano. He is exceptional with prompt and clear communication. He works long hours to meet your needs. A rare find these days. Thank you, Pat!”
The questions everyone asks.
Yes — many foreign investors hold U.S. property through an LLC for liability and planning reasons. The entity can be new, and the loan is still underwritten on you and the property.
On investment purchases, yes. DSCR-style underwriting lets the property’s projected rent carry the qualification, which keeps your foreign income documentation to a minimum.
Most non-immigrant visas work, and for many programs a valid passport with lawful entry is the core requirement. Where you are in the immigration journey usually matters far less than the strength of the file.
No. Foreign national programs are built for buyers without a SSN, green card, or U.S. credit file. We qualify you on your passport, your assets, and the property itself — the paperwork you actually have.
Plan on roughly 25–30% down for most foreign national purchases. Stronger assets and property cash flow can improve terms — I’ll give you real numbers for your situation on the first call.
Yes. Closings can be coordinated remotely through embassies, consulates, or approved signing services, and I run the process across time zones. Buyers regularly close without setting foot in the country.
Have a different question? Read the full FAQ or call Pat directly.
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Get a straight answer on your file.
One free call with Pat. Bring your situation, leave knowing your real options under this program — and exactly what it takes to close.