America Mortgages | Global Mortgage Group (GMG) 

US Real Estate Financing Intelligence for International Investors, Family Offices, and Private Wealth 

Singapore-Headquartered | 57 Countries | 150+ US Lender Programs 

Global investors financed a record share of the $56 billion in US residential real estate purchased by foreign buyers in the most recent full reporting year, yet financing remains the most underused tool in the international investor's toolkit –– 47% of foreign buyers paid entirely in cash, a rate far above the 28% cash share among domestic US buyers. This guide is built for the investor who wants to use leverage deliberately: which loan structures fit a portfolio strategy versus a single trophy asset, how to think about US real estate inside a broader multi-jurisdictional allocation, what family offices and sovereign-adjacent capital need to know about entity structuring, and how DSCR financing turns US property into a scalable, income-generating asset class rather than a one-off purchase. 

Table of Contents 

1. Why Leverage Matters for the Global Investor — Even When Cash Isn't the Constraint 
2. The 2026 Global Capital Flow Picture 
3. Portfolio Construction: DSCR Loans as a Scaling Mechanism 
4. Entity Structuring for Family Offices and Private Wealth 
5. The Currency Dimension: US Real Estate as a Reserve-Currency Allocation 
6. Comparing US Real Estate Financing to Other Global Markets 
7. Bridge Financing for Time-Sensitive, Off-Market, and Competitive Acquisitions 
8. The Institutional-Scale Question: When Portfolio and Blanket Loans Make Sense 
9. Tax Architecture: FIRPTA, US Estate Tax, and Treaty Planning 
10. Due Diligence Standards for the Sophisticated Investor 
11. Frequently Asked Questions 

1. Why Leverage Matters for the Global Investor — Even When Cash Isn't the Constraint 

The single most counterintuitive fact in international US real estate investing is this: the investors most capable of paying cash are frequently the ones who benefit most from not doing so. 

NAR's most recent International Transactions Report recorded 47% of foreign buyers paying entirely in cash, compared with 28% of the general US buyer population. For many of these buyers, this isn't a constraint-driven decision, it's the default behavior of an investor who either doesn't know financing is available to them as a non-US resident, or who was declined by a conventional lender unfamiliar with foreign national underwriting, and concluded (incorrectly) that cash was the only path. 

For a sophisticated investor, this is a meaningful opportunity cost. Consider the basic mechanics: a $2,000,000 cash purchase generating a 6% net rental yield produces $120,000 in annual income on $2,000,000 deployed. The same property purchased with 30% down ($600,000) and a 70% DSCR loan generates the same $120,000 in gross rental income, services its own debt, and frees $1,400,000 in capital for deployment elsewhere, additional US properties, other asset classes, or simply liquidity optionality that a fully cash-deployed position doesn't offer. Leverage, used deliberately against a cash-flowing asset, is a capital allocation decision, not a sign of constrained resources. 

2. The 2026 Global Capital Flow Picture 

The most recent full-year NAR data (April 2024–March 2025, the latest complete reporting period as of this writing) shows international capital flowing into US residential real estate at the highest dollar volume increase in years: 

• Total foreign buyer purchase volume: $56 billion, up 33.2% year-over-year 
• Properties purchased: 78,100, up 44% year-over-year, the first annual increase in foreign buyer transaction count since 2017 
• Median foreign buyer purchase price: $494,400, a record high, compared with $408,500 for the general US buyer population 
• Share of foreign buyers purchasing above $1 million: 18% 
• Top five countries of origin by dollar volume: China, Canada, Mexico, India, United Kingdom, together representing nearly half of total foreign purchase volume 
• Top five destination states: Florida (the #1 destination for at least 15 consecutive years), California, Texas, New York, and Arizona 

What this tells the global investor: Despite a period of elevated US mortgage rates and global economic uncertainty, international capital allocation to US real estate is accelerating, not retreating, and the destination concentration (five states absorbing the clear majority of foreign capital) means investors entering these markets are competing in well-understood, liquid, transaction-dense environments rather than thin, opaque ones. 

Regional capital patterns worth noting: Chinese buyers continue to command the highest average purchase price among major buyer nationalities, frequently exceeding $1 million, with concentrated interest in California, New York, Maryland, and Hawaii. Mexican buyers show the second-highest average purchase price among major nationalities and concentrate heavily in border-adjacent and Sunbelt states. Canadian buyers, while historically the largest buyer cohort by transaction count, have shown more price-sensitive, lifestyle-driven purchasing patterns concentrated in Florida and Arizona. 

3. Portfolio Construction: DSCR Loans as a Scaling Mechanism 

For an investor building a multi-property US portfolio rather than acquiring a single asset, the structural design of DSCR financing is what makes scaling possible in a way that conventional, income-qualified mortgages simply do not allow. 

The Mechanism That Enables Scale 

Conventional mortgage underwriting calculates a borrower's total debt-to-income ratio across all obligations. Every additional property financed conventionally reduces the borrower's capacity for the next one, eventually hitting a hard ceiling regardless of the investor's actual wealth or the quality of the underlying assets. 

DSCR loans break this constraint by design. Each property is underwritten independently, qualifying on that specific property's rental income relative to its own mortgage payment. A global investor's fifth, tenth, or fiftieth DSCR-financed property is evaluated exactly the same way as their first, on the asset's own cash flow, with no cumulative personal debt-to-income calculation linking them together. 

The Practical Scaling Sequence 

1. Initial acquisition: A cash-flow-positive property is purchased with a DSCR loan, typically at 70–80% LTV. 
2. Equity accumulation: Over a 2–4 year hold, the property appreciates and the loan balance amortizes, building extractable equity. 
3. Cash-out refinance: The investor refinances at the same or a new DSCR loan, extracting a portion of the appreciated equity (commonly up to 65–75% LTV on a cash-out refinance) without selling the asset. 
4. Redeployment: Extracted equity funds the down payment on a subsequent acquisition, and the cycle repeats. 

Because each loan in this sequence is independently underwritten, an investor can scale a US portfolio well beyond what would be possible if every property's financing depended on a consolidated, ever-shrinking personal borrowing capacity. 

Portfolio-Level Lending for Larger Holdings 

Once an investor's US holdings reach a meaningful scale, commonly cited around five or more properties, though this varies by lender, portfolio or blanket DSCR facilities become available, consolidating multiple properties under a single loan structure. This reduces the administrative overhead of managing many individual loans and, in some cases, improves pricing relative to financing each property separately. For family offices and larger private investors, this is typically the point at which a relationship with a single, broad-access lending partner, rather than a series of separate, one-off loan applications, becomes materially more efficient. 

4. Entity Structuring for Family Offices and Private Wealth 

How a global investor holds title to US real estate affects liability exposure, US estate tax treatment, privacy, and DSCR loan eligibility, and the right structure depends heavily on the scale and nature of the underlying capital. 

The US LLC: The Default Starting Point 

A foreign-owned US LLC (commonly formed in Delaware or Wyoming) is the structure most DSCR and full-documentation lenders are built around. The LLC becomes the titled owner and the named mortgage borrower, with the foreign investor (or a designated principal) providing a personal guarantee. This structure provides: 

• Liability separation between the real estate asset and the investor's broader personal or family wealth 
• Privacy advantages, particularly in states like Wyoming where beneficial ownership isn't part of the public record 
• A foundation for further structuring, a US LLC can itself be owned by a foreign holding company, trust, or family office vehicle 
• Layered Structures for Larger Family Office Allocations 
• For family offices and institutional-adjacent private wealth deploying capital across multiple properties or markets, a more layered structure is common: a foreign holding entity (often in a jurisdiction such as the Cayman Islands, the British Virgin Islands, or Singapore) owns one or more US LLCs, each holding a specific property or a specific market's portfolio. This achieves: 
• Asset-level isolation, a liability event in one property's LLC does not expose other properties held in separate LLCs 
• Centralized reporting at the holding-entity level for family office accounting and consolidated investor reporting 
• A defensible position on US estate tax planning, though this is a genuinely contested and technical area; see Section 9 

The Critical Caveat 

No ownership structure is a substitute for qualified US legal and tax counsel. The right structure depends on the investor's home jurisdiction, the scale of US holdings, succession planning objectives, and how the investor's home country treats foreign real estate holding structures for its own tax purposes. America Mortgages routinely refers global investor clients to US international tax attorneys and works alongside an investor's existing family office counsel rather than displacing it, the lending relationship and the structuring decision should be coordinated, not sequential. 

5. The Currency Dimension: US Real Estate as a Reserve-Currency Allocation 

For a global investor, US real estate is not merely a property investment, it is, structurally, a USD-denominated asset allocation, and this matters as much as the property's own fundamentals. 

The mechanic: The US dollar remains the world's primary reserve currency, with roughly 58% of global foreign exchange reserves held in USD according to Bank for International Settlements data. When an investor's home currency weakens against the dollar, a recurring pattern across multiple currencies over multi-year horizons, a USD-denominated US property holding appreciates in home-currency terms purely from the exchange rate movement, independent of the property's own performance. 

The leverage amplification: A DSCR loan, denominated in USD with a fixed 30-year rate, locks the investor's financing cost in the same currency as the property's value and rental income. This creates a clean, structurally matched position: USD assets, USD income, USD debt, that eliminates currency mismatch risk within the investment itself, even as it provides a hedge against the investor's broader home-currency exposure. 

Why this matters more for leveraged positions than cash positions: A cash buyer's USD exposure is simply the property's value. A leveraged buyer's USD exposure, on the equity portion, is amplified, meaning currency movements affect a smaller invested capital base more significantly, for better or worse. For an investor explicitly seeking USD exposure as part of a broader currency diversification strategy, this amplification is a feature, not a risk to be avoided; it is one of the more sophisticated reasons institutional and family office capital uses leverage in USD real estate even when cash is readily available. 

6. Comparing US Real Estate Financing to Other Global Markets 

Global investors evaluating the US alongside other major real estate destinations should understand how financing access compares, because in many competing markets, financing for non-resident buyers is materially more restrictive than in the US. 

Market Foreign Buyer Mortgage Access Typical Max LTV (Non-Resident) Long-Term Fixed Rate Available? 

United States Broad — DSCR, full-doc, asset-based, bridge 70–80% Yes — 30-year fixed standard 

United Kingdom Available, more restrictive documentation 60–70% Yes, but typically 2–5 year fixed periods only 

Singapore Restricted; Additional Buyer's Stamp Duty applies 55–75%, subject to TDSR Limited 

Australia Available via brokers; FIRB approval often required 70% Yes 

United Arab Emirates 

(Dubai) Limited bank options for non-residents 60–70% Rarely beyond 5 years 

Canada Available but documentation-heavy for non-residents 65–75% Yes 

The structural advantage the US offers: No other major global real estate market combines the US's depth of foreign national mortgage programs (DSCR financing in particular, which has no real equivalent in most of these other jurisdictions), the availability of true 30-year fixed-rate financing, and a transaction volume and legal infrastructure mature enough to support remote, largely paperwork-driven closings without requiring the investor's physical presence. 

7. Bridge Financing for Time-Sensitive, Off-Market, and Competitive Acquisitions 

For global investors pursuing off-market deals, distressed acquisitions, or competitive situations where a fast, largely document-light close is the deciding factor, asset-based bridge loans serve a different purpose than DSCR or full-documentation financing. 

Typical bridge loan parameters for global investors: 

• Speed: 8–21 day closings are standard, versus 21–45 days for DSCR or full-documentation programs 
• Documentation: Minimal, underwriting is based primarily on the property's value and equity position, not the borrower's income or, in many cases, even full source-of-funds documentation at the level required for longer-term financing 
• Loan-to-value: Typically more conservative than DSCR (commonly 50–70% LTV), reflecting the short-term, asset-based nature of the underwriting 
• Term: 6–24 months, interest-only, with a clear exit strategy expected, refinance into permanent DSCR or full-documentation financing, or sale 
• Loan size: Scales meaningfully higher than typical DSCR programs, with institutional bridge facilities extending from roughly $500,000 to $75 million or more for qualified borrowers and assets 

The strategic use case: A global investor identifies an off-market property requiring a fast, largely cash-equivalent offer to win the deal against competing bidders. A bridge loan allows the investor to close on the seller's timeline without tying up the full purchase price in cash, then refinance into long-term DSCR financing once the property is stabilized (renovated, leased, or simply through the initial holding period a permanent lender requires before refinancing). 

8. The Institutional-Scale Question: When Portfolio and Blanket Loans Make Sense 

As global investor capital scales from a handful of properties into genuine portfolio territory, the financing conversation shifts from "which loan fits this property" to "which lending relationship can support this strategy across market cycles." 

Indicators that portfolio-level financing conversations are warranted: 

• Five or more US properties held or planned within a 12–24 month horizon 
• A consistent acquisition strategy across a specific market or asset type (e.g., systematically acquiring single-family rentals across two or three Sunbelt metros) 
• A family office or investment vehicle structure already in place, rather than purely personal-name ownership 
• A demonstrated need for capital efficiency, reducing the administrative and pricing overhead of negotiating each acquisition's financing as a standalone event 

What changes at this scale: Access to a broader panel of lender programs becomes more valuable than any single lender's specific rate sheet, because portfolio-scale investors need flexibility across property types, markets, and deal structures that no single lending program can address alone. This is the point at which working with a mortgage specialist offering access to a wide panel of US lender programs, rather than a single direct lender with one underwriting box, becomes materially more valuable than rate-shopping individual transactions. 

9. Tax Architecture: FIRPTA, US Estate Tax, and Treaty Planning 

FIRPTA, Briefly Revisited for the Investor Context 

As covered in depth in this site's Foreign National Mortgage Handbook, FIRPTA requires a buyer to withhold a percentage of the gross sale price (15% standard; 10% for owner-occupied sales between $300,001 and $1,000,000; 0% for owner-occupied sales at $300,000 or below) when purchasing from a foreign seller, remitted to the IRS within 20 days via Form 8288. For a global investor selling a US property, this withholding is a cash flow timing issue, not an additional tax, actual liability is reconciled on Form 1040-NR, with excess withholding refunded after filing, a process that commonly takes 6–12 months unless a reduced withholding certificate (Form 8288-B) is secured in advance. 

US Estate Tax: The Issue Many Global Investors Underweight 

Non-US-resident individuals face US estate tax on US-situs assets, including US real estate, above a $60,000 exemption, a figure dramatically lower than the multi-million-dollar exemption available to US citizens and resident decedents. At the top marginal rate of 40%, this exposure on a meaningfully sized US property portfolio held in personal name can represent a significant, often unplanned-for liability for an investor's heirs. 

This is precisely why entity structuring (Section 4) is not merely an operational convenience for global investors, it is frequently the single most consequential planning decision in the entire US investment, and one that should be addressed before the first property closes, not retrofitted afterward. 

Treaty Considerations 

The United States maintains tax treaties with approximately 65 countries, many of which affect how US-source income (including rental income) and, in some cases, estate tax exposure are treated for residents of the treaty country. Treaty benefits are highly country-specific and require analysis from a tax professional familiar with both the relevant treaty and the investor's home-country tax position, a US-side specialist alone cannot fully advise on this without input from counsel in the investor's home jurisdiction. 

10. Due Diligence Standards for the Sophisticated Investor 

Global investors accustomed to institutional-grade due diligence in their home markets should expect, and request, an equivalent standard when financing US property remotely: 

Property-level diligence: Independent third-party appraisal (standard on every DSCR and full-documentation loan), title insurance confirming clear ownership history, and for income properties, verification of actual or market-comparable rental income through the appraiser's rent schedule or AirDNA-equivalent short-term rental market data. 

Lender and program diligence: Confirm whether the financing partner is a direct lender, a broker with access to multiple lending programs, or both. A broker-and-lender hybrid with access to a wide panel of underwriting programs is generally better positioned to match a specific property and borrower profile to the most favorable available terms, rather than forcing every transaction through a single lender's fixed guidelines. 

Documentation and compliance diligence: Ensure source-of-funds documentation is prepared to institutional AML/KYC standards before initiating any wire transfer, this is increasingly scrutinized on larger transactions and is not an area where shortcuts shorten the timeline; incomplete source-of-funds documentation is one of the most common causes of delayed institutional-scale closings. 

11. Frequently Asked Questions 

Q1: Is it more efficient for a family office to use one lending relationship across multiple properties, or shop each transaction separately? 

A: For portfolios beyond roughly five properties, a single relationship with a lender or broker offering access to a wide panel of programs generally outperforms shopping each transaction individually, both on administrative efficiency and on the ability to match each property's specific characteristics to the most appropriate program. 

Q2: Can a sovereign wealth fund or institutional vehicle access DSCR financing directly? 

A: DSCR programs are generally designed for individual and family-office-scale investors rather than sovereign or large institutional vehicles, which typically access US real estate debt markets through different channels (direct institutional lending relationships, CMBS, or joint venture equity structures). Family offices and HNW individuals investing on behalf of a broader family or institutional mandate are the primary audience for the programs discussed in this guide. 

Q3: How does leverage affect the after-tax return profile of a US rental property for a foreign investor? 

A: Mortgage interest is generally deductible against US rental income for a foreign investor filing Form 1040-NR, alongside standard depreciation. This means a leveraged position frequently produces a more favorable after-tax cash flow profile per dollar of equity deployed than an unleveraged cash position, independent of the broader capital-efficiency argument made in Section 1. Specific outcomes depend on the investor's full tax position; consult a qualified US tax professional. 

Q4: What loan-to-value should a global investor expect on a $5 million-plus acquisition? 

A: Large-loan DSCR and full-documentation programs typically scale down LTV somewhat as loan size increases, commonly into the 60–70% range for loans above $3–5 million, reflecting both lender risk appetite at scale and the more bespoke underwriting larger transactions require. Bridge financing at this scale follows similar or slightly more conservative LTV patterns. 

Speak with a Global Investor Mortgage Specialist 

America Mortgages, the US lending division of Singapore-headquartered Global Mortgage Group (GMG), works with family offices, private wealth managers, and individual global 

investors across 57 countries, with access to 150+ US lender programs spanning DSCR, full-documentation, asset-based, and institutional bridge financing, structured to support both single-asset acquisitions and multi-property portfolio strategies. 

Website: AmericaMortgages.com | GMG.asia
US: +1 845-583-0830 24/7 | Asia: +65 8430-1541
Email: [email protected]
24/7 Global Coverage | 57 Countries | 150+ US Lender Programs

America Mortgages | Global Mortgage Group (GMG) 

The Definitive Reference for Non-US Citizens Financing US Real Estate 

Singapore-Headquartered | 57 Countries | 150+ US Lender Programs 

A foreign national can obtain a US mortgage in 2026 without a US Social Security Number, US credit history, a US visa, or US-based income. The two primary vehicles are the DSCR loan (qualifies on the property's rental income) and the foreign national full-documentation program (qualifies on verified foreign income and assets). Minimum down payments run from 20–30% depending on loan type and property; closing typically takes 21–45 days; and ownership can be held personally or through a US LLC. This handbook is the complete 2026 reference, every program, every requirement, every document, and every common failure point, in one place. 

Table of Contents 

1. The Foreign National Lending Landscape in 2026 
2. Who Qualifies as a "Foreign National" — and Why the Label Matters 
3. The Five Loan Programs Available to Non-US Citizens 
4. The DSCR Loan: The Default Vehicle for Investment Property 
5. Full-Documentation Foreign National Loans 
6. Down Payment, Reserves, and Source-of-Funds Rules 
7. The ITIN and SSN Question 
8. FIRPTA: What Every Foreign Buyer Must Understand Before They Sell 
9. Ownership Structure: Personal Name, LLC, or Foreign Entity 
10. The Complete Document Checklist 
11. The Process, Start to Close 
12. Common Reasons Foreign National Applications Are Declined 
13. 2026 Market Data Every Foreign Buyer Should Know 
14. Frequently Asked Questions 

The Foreign National Lending Landscape in 2026 

Foreign demand for US real estate is accelerating, not retreating. According to the National Association of Realtors' 2025 International Transactions Report, the most recent full-year data available as 2026 begins, foreign buyers purchased $56 billion in US existing-home residential real estate, a 33.2% increase over the prior year and the first year-over-year increase in foreign buyer volume since 2017. International buyers closed on 78,100 properties, up 44% from the year before. The median purchase price among foreign buyers reached a record $494,400, well above the $408,500 median for all US buyers, and 47% of foreign buyers paid entirely in cash, nearly double the 28% cash rate among the general buyer population. 

That cash-heavy pattern is precisely the problem this handbook exists to solve. A large share of foreign buyers pay cash not because they prefer to, but because they don't know financing exists for them, or they were declined by a conventional lender that doesn't understand how to underwrite non-US income, non-US credit, or non-US identification documents. The lending infrastructure has matured considerably since 2020: DSCR programs, foreign national full-doc programs, and ITIN-based lending are now standard, well-established products with dozens of active lenders. The barrier in 2026 is information, not availability. 

The five leading countries of origin for foreign buyers, per NAR's most recent data, are China, Canada, Mexico, India, and the United Kingdom, together accounting for nearly half of all foreign purchase volume. The five leading destination states are Florida, California, Texas, New York, and Arizona, with Florida holding the #1 position for at least 15 consecutive years. 

2. Who Qualifies as a "Foreign National" — and Why the Label Matters 

In US mortgage underwriting, "foreign national" is a specific classification, not a casual description. It generally refers to a non-US citizen who: 

• Does not hold a US green card (is not a lawful permanent resident), and 
• Resides primarily outside the United States, and 
• May or may not have a US Individual Taxpayer Identification Number (ITIN) or Social Security Number (SSN) 

This is distinct from two related but legally different categories that are frequently confused: 

Resident aliens (visa holders): individuals on H-1B, L-1, E-2, O-1, or similar work or investment visas who live in the US and often have US income, a US Social Security Number, and sometimes a US credit history. Resident aliens generally qualify for a broader range of conventional and near-conventional mortgage products than pure foreign nationals, because they have an active US financial footprint. 

US expats — US citizens living abroad. Expats are not foreign nationals; they hold US passports, are subject to US tax law on worldwide income, and often retain SSNs and dormant US credit profiles. Expat lending has its own dedicated framework, covered in this site's companion US Expat Mortgage Handbook. 

This distinction matters because lenders, programs, rate sheets, and required documentation differ materially across these three categories. A foreign national with no US footprint at all is the most documentation-light category and the one this handbook is built around. 

3. The Five Loan Programs Available to Non-US Citizens 

As of 2026, foreign nationals can access five distinct categories of US mortgage financing. Each serves a different borrower profile. 

Program 1: DSCR (Debt Service Coverage Ratio) Loans 

Qualifies entirely on the subject property's rental income relative to its mortgage payment. No personal income, employment, or US tax documentation is reviewed. This is the most widely used foreign national loan product in the US market today and is covered in full detail in Section 4. 

Program 2: Foreign National Full-Documentation Loans 

Qualifies on the borrower's actual foreign income and assets, foreign employment letters, foreign tax returns or equivalents, and foreign bank statements, translated and verified. Used for primary residences, second homes, and investment properties where the borrower wants personal-income-based qualification rather than rental-income-based qualification. 

Program 3: Asset-Based / Asset-Depletion Loans 

Qualifies based on the value of the borrower's liquid investment portfolio, with no income documentation reviewed at all. A formula (commonly the asset balance divided by a term such as 60 or 84 months) converts the asset base into a notional monthly "income" figure used for qualification. Designed for high-net-worth foreign nationals whose wealth sits in investment accounts rather than salaried income. 

Program 4: Bank Statement Loans 

Qualifies using 12–24 months of personal or business bank deposits as a proxy for income, useful for foreign business owners whose income is inconsistent with a Western-style salary structure or who cannot produce a foreign tax return in a format US underwriters can process. 

Program 5: Asset-Based Bridge Loans 

Short-term (typically 6–24 month) financing secured purely by the value of the real estate itself, with minimal documentation and rapid closing (often 8–21 days). Used when speed matters more than rate: competitive acquisitions, time-sensitive closings, or as a bridge to a longer-term DSCR or full-doc refinance. 

Comparison at a glance: 

Program Qualifies On Income Docs Required Typical Down Payment Best For 

DSCR Property rental income None 20–30% Investment property 

Full-Documentation Foreign personal income Foreign tax/employment docs 25–40% Primary residence, second home 

Asset-Based/Depletion Liquid investment assets Asset statements only 25–35% HNW borrowers, no salary income 

Bank Statement Deposit history 12–24 months bank statements 20–30% Foreign business owners 

Program Qualifies On Income Docs Required Typical Down Payment Best For 

Bridge Loan Property value/equity Minimal 30–50% (i.e., 50-70% LTV) Speed, competitive deals 

4. The DSCR Loan: The Default Vehicle for Investment Property 

The Core Mechanic 

DSCR = Monthly Gross Rental Income ÷ Monthly PITIA (Principal, Interest, Taxes, Insurance, Association dues) 

• DSCR of 1.0: Rental income exactly covers the mortgage payment. 
• DSCR of 1.25: Rental income covers the payment with a 25% cushion. 
• DSCR below 1.0: Some programs still qualify borrowers down to 0.75 DSCR, typically requiring a larger down payment or stronger reserves to offset the shortfall. 

The rental income figure can come from either an existing signed lease or, for a vacant or newly purchased property, a market rent schedule produced by the appraiser during the standard appraisal process. This second pathway is the one most foreign buyers don't realize exists, it means a property under contract today, with no tenant yet, can still qualify for DSCR financing based on what an independent appraiser determines the market rent to be. 

2026 DSCR Parameters for Foreign Nationals 

• Minimum DSCR: 1.0 standard; some lenders to 0.75 with compensating factors 
• Down payment: 20–30% (70–80% LTV), depending on lender, DSCR ratio, and property type 
• Reserves: 6–12 months of PITIA in verifiable liquid assets, which may be held in a foreign bank account 
• Credit: No US credit score required on most programs; international credit references or alternative documentation accepted 
• Loan size: Programs generally span $100,000 to $5,000,000+ for standard DSCR; larger amounts available through portfolio or bridge structures 
• Property types: Single-family, 2–4 unit, warrantable condominiums; short-term rental (STR) income accepted under STR-specific DSCR programs using AirDNA or comparable market data 
• Term: 30-year fixed is standard; 5/1 and 7/1 ARM options typically price lower for investors planning to refinance or sell within that window 

Why DSCR Outpaces Every Other Option for Investment Property 

Every other financing path for a foreign national investment property eventually runs into a documentation wall, foreign tax returns in a format a US underwriter doesn't recognize, employment letters that require certified translation, or business income structures that don't map cleanly to a US Schedule C. DSCR sidesteps all of it. The property's income is the only 

income that matters. For a non-US resident with no US tax filing history at all, this is usually the fastest, simplest, and most consistently approvable path into US real estate. 

5. Full-Documentation Foreign National Loans 

For borrowers who want a primary residence, second home, or simply prefer personal-income qualification over a DSCR property test, full-documentation foreign national programs remain available, with a heavier documentation load. 

Typical requirements: 

• Foreign employment verification letter (on company letterhead, translated to English if needed) 
• 2 years of foreign tax returns or the foreign-jurisdiction equivalent (e.g., a Notice of Assessment in Canada, a P60 in the UK, an IRPF return in Spain) 
• 3–6 months of foreign bank statements showing income deposits 
• Passport and, in many cases, a second form of government identification 
• Larger down payment than DSCR, typically 25–40%, with the higher end applying to second homes, non-warrantable condos, or weaker documentation files 

Where this program is the right fit: A foreign national purchasing a vacation home for personal use (not rental) generally cannot use a DSCR loan, because DSCR requires the property to generate qualifying rental income. Full-documentation programs are the standard path for second-home and primary-residence purchases by non-US residents. 

6. Down Payment, Reserves, and Source-of-Funds Rules 

Down Payment Sourcing 

Foreign national down payments almost always originate from an overseas bank account. Lenders require: 

• Seasoning: Funds typically need to sit in the source account for 60–90 days before application, demonstrating they weren't a last-minute, unexplained deposit. 
• Paper trail: A clear path from the funds' origin (employment income, business proceeds, an asset sale, inheritance) to the account from which the wire originates. 
• Currency conversion documentation: If funds move through multiple currencies or accounts before reaching the US escrow account, lenders want each leg documented. 

Reserve Requirements 

Most foreign national programs require 6–12 months of PITIA held in reserve after closing, funds that remain the borrower's own liquid assets, not consumed by the transaction, simply verified to exist. These reserves can typically remain in a foreign account; they do not need to be moved to the US. 

Wire Transfer Mechanics 

International wire transfers for US real estate purchases are routed to the closing agent's (title company's or attorney's) escrow account, not to the borrower's personal US account. Borrowers should expect: 

• Their home-country bank to request the purpose of the wire and supporting documentation (purchase contract, lender's commitment letter) 
• A 1–5 business day transfer window depending on the corridor and any intermediary correspondent banks 
• US anti-money-laundering (AML) and Know Your Customer (KYC) review on the receiving end, which is standard and not a sign of a problem, simply confirm the source-of-funds documentation is ready before initiating the wire 

7. The ITIN and SSN Question 

This is one of the most persistent points of confusion among first-time foreign buyers, so it deserves a direct, unambiguous answer. 

You do not need a US Social Security Number to buy US real estate, and you do not need one to obtain most DSCR loans. Many foreign national DSCR programs close without any US taxpayer identification number at all. 

An ITIN (Individual Taxpayer Identification Number) becomes relevant in two specific situations: 

1. You will earn US-source income (such as rental income) and need to file a US tax return — Form 1040-NR for individuals. The IRS requires a TIN to process that return. 
2. You sell the property later and need to apply for a reduced FIRPTA withholding certificate (Form 8288-B) or to claim a refund of over-withheld FIRPTA tax, both require a TIN, and an ITIN satisfies this requirement if you don't have an SSN. 

How to obtain an ITIN: File IRS Form W-7, either by mail with certified copies of identifying documents, in person at an IRS Taxpayer Assistance Center, or generally the fastest and most reliable route for non-US residents, through a Certified Acceptance Agent (CAA), who can verify your original documents without requiring you to mail your passport to the IRS. Processing typically takes 7–11 weeks. 

Practical guidance: Apply for an ITIN early in the process if you know the property will generate rental income, rather than waiting until tax season. A W-7 application can be submitted alongside your first US tax return, but pre-obtaining the ITIN avoids delays when annual filing deadlines approach. 

8. FIRPTA: What Every Foreign Buyer Must Understand Before They Sell 

FIRPTA (the Foreign Investment in Real Property Tax Act) is a withholding mechanism, not an additional tax, but it catches foreign sellers off guard more than almost any other rule in this handbook, so it earns its own section even though it applies at sale rather than at purchase. 

The mechanic: When a foreign person sells US real property, the buyer (or the closing agent acting on the buyer's behalf) is legally required to withhold a percentage of the gross sale price and remit it to the IRS within 20 days of closing, using Form 8288 and Form 8288-A. This withholding is calculated on the gross sale price, not on the seller's profit, which is why it can feel disproportionate to actual gain, especially on a long-held property with modest appreciation. 

2026 withholding rates: 

Sale Price Buyer's Intended Use Withholding Rate 

$300,000 or less Buyer will use as a residence 0% (exempt) 

$300,001 – $1,000,000 Buyer will use as a residence 10% 

Any amount Buyer will not use as a residence, or any commercial property 15% 

Above $1,000,000 Regardless of buyer's use 15% 

The refund mechanism: FIRPTA withholding is a prepayment against the seller's actual US tax liability, calculated on Form 1040-NR for the year of sale. If the amount withheld exceeds the actual capital gains tax owed, which is common, particularly for long-held properties with a meaningful cost basis, the seller files a US tax return and claims the difference as a refund. This refund commonly takes 6–12 months to process. 

Reducing withholding in advance: A seller who can demonstrate to the IRS, before closing, that the actual tax liability will be lower than the standard withholding can apply for a withholding certificate using Form 8288-B, filed at least 90 days before closing. If approved, the closing agent withholds the IRS-approved reduced amount instead of the standard 15%, avoiding the wait for a refund altogether. 

Who this affects: Every foreign national who sells US real property, not just original foreign buyers, but any non-US-resident seller, including US LLCs structured in ways that don't convert FIRPTA classification (see Section 9). Engage a US tax professional well before listing the property, not after an offer is accepted; the 90-day window for an 8288-B application is easy to miss if planning starts only at the point of sale. 

9. Ownership Structure: Personal Name, LLC, or Foreign Entity 

How a foreign national holds title affects US estate tax exposure, liability protection, FIRPTA treatment, and DSCR loan eligibility. This decision should be made before an offer is signed, not after closing. 

Personal name. Simplest, but exposes the foreign national to US estate tax on the property's value above a $60,000 exemption, dramatically lower than the multi-million-dollar exemption available to US citizens. A $500,000 property held in personal name by a non-US-resident decedent can generate a meaningful US estate tax bill for their heirs. 

US LLC (most common recommendation). A foreign national forms a Delaware, Wyoming, or other US LLC, which becomes the property's titled owner and the mortgage borrower. This provides liability separation and, when the LLC is itself owned by a foreign entity, may support a planning position that the asset held is the (foreign) membership interest, not the US real property directly, a structure some international tax attorneys use to address estate tax exposure. This is a genuinely contested and technical area of law; the LLC structure itself does not automatically solve estate tax exposure, and it requires qualified US international tax counsel to implement correctly. 

Foreign entity (direct ownership by an offshore company). Less common for residential property because most DSCR and full-documentation lenders require a US-domiciled borrowing entity. Typically used in combination with a US LLC (foreign company owns US LLC, US LLC owns the property and is the named borrower) rather than as a sole structure. 

The practical recommendation: Most foreign national investors purchasing income-producing US property hold title through a single-member or multi-member US LLC, with the foreign national as personal guarantor on the mortgage. This is the structure the majority of DSCR lenders are built to accommodate, and it is the starting point most US real estate and tax attorneys recommend before considering more advanced trust or offshore structures. 

10. The Complete Document Checklist 

For a standard DSCR loan application: 

• Valid passport 
• Proof of current foreign address (utility bill, bank statement, or residency document) 
• 2–3 months of bank statements showing the down payment funds, seasoned 60+ days 
• Evidence of 6–12 months PITIA reserves 
• Signed purchase contract 
• Existing lease (if property is tenant-occupied) or acknowledgment that market rent will be used 
• US LLC formation documents and EIN, if purchasing through an entity 
• Completed loan application 
• International credit reference letter, if available (not always required) 
• Additional items for full-documentation programs: 
• Foreign employment verification letter or 2 years of foreign tax returns 
• Certified English translation of any non-English financial documents 
• CPA letter or equivalent verifying self-employment income, if applicable 

11. The Process, Start to Close 

1. Initial consultation (Day 0–2): Share your target property, budget, and nationality. A specialist identifies which of the five program types fits your situation, with no documents required at this stage. 
2. Pre-qualification (Day 1–3): A preliminary assessment of loan size, rate range, and program fit is issued, typically within 24–48 hours of initial contact. 
3. Property under contract: Once you have a signed purchase agreement, the formal application begins. 
4. Application and documentation (Day 3–10): Submit the checklist above. Translation and certification of foreign documents happens in parallel where needed. 
5. Appraisal and underwriting (Day 10–25): An independent US appraiser values the property and, for DSCR loans, produces a market rent schedule. Underwriting reviews the DSCR calculation or income documentation against program guidelines. 
6. Conditional approval and clearing conditions (Day 20–30): Underwriting issues any final conditions, additional reserve verification, a clarified source-of-funds letter, which are cleared before final approval. 
7. Closing (Day 25–45): Most foreign national closings can be completed entirely remotely via a notarized power of attorney or remote online notarization where the state permits it, with funds wired directly to the title company's escrow account. 

Average total timeline: 21–45 days from a complete application to funding, depending on program complexity and how quickly documentation is supplied. 

12. Common Reasons Foreign National Applications Are Declined 

Understanding these in advance prevents the majority of avoidable delays and declines: 

Unseasoned funds. A large deposit appearing in the down payment account within the 60 days before application, with no clear paper trail, is the single most common reason for a stalled file. Move funds into the account you intend to use well in advance. 

DSCR below program minimum with no compensating factors. If the appraiser's market rent comes in lower than expected and the resulting DSCR falls below the lender's floor, the loan can be restructured with a larger down payment rather than declined outright — but only if this is caught early. Get a preliminary rent estimate before going firm on a purchase price. 

Mismatched name or identity documents. Passport name formatting, transliteration differences, or a name that doesn't precisely match across the passport, bank statements, and purchase contract creates compliance delays. Confirm consistency across every document before submission. 

Incomplete source-of-funds chain. If down payment funds passed through two or three accounts or currencies before reaching the source account, every leg needs to be documented. Gaps in this chain are a common cause of last-minute underwriting requests that delay closing. 

Choosing a lender without foreign national experience. Many US mortgage loan officers process a handful of foreign national files per year, if any, and are unfamiliar with the programs, documentation standards, or international banking conventions involved. Working with a specialist who closes these transactions routinely — rather than as an exception — materially reduces avoidable friction. 

13. 2026 Market Data Every Foreign Buyer Should Know 

• Total foreign buyer purchase volume: $56 billion (most recent NAR full-year report), a 33.2% year-over-year increase 
• Properties purchased: 78,100, up 44% year-over-year 
• Median foreign buyer purchase price: $494,400, versus $408,500 for the general US buyer population 
• Cash purchase rate among foreign buyers: 47%, versus 28% for all US buyers 
• Top five countries of origin: China, Canada, Mexico, India, United Kingdom 
• Top five destination states: Florida, California, Texas, New York, Arizona 
• Buyers purchasing above $1 million: 18% of all foreign buyers 
• Property type concentration: Single-family homes and townhomes account for 77% of foreign national purchases 

These figures matter for two reasons. First, they confirm the trend line: foreign buyer activity is recovering and accelerating after several years of decline, not shrinking. Second, the high cash-purchase rate represents an opportunity for any foreign buyer reading this handbook — a large share of your fellow international buyers are paying full cash because they either don't know financing is available to them or were turned down by a lender unfamiliar with foreign national programs. Financing a portion of the purchase, even for a buyer who could pay cash, preserves liquidity, may improve overall portfolio returns through leverage, and is now a mainstream, well-supported option. 

14. Frequently Asked Questions 

Q1: Can a foreign national buy a house in the US without a visa? 

A: Yes. US property ownership requires no visa, residency status, or immigration sponsorship of any kind. Visa status and property ownership are entirely separate legal matters. 

Q2: What credit score do I need as a foreign national? 

A: For DSCR loans, none — qualification is based on the property's income, not personal creditworthiness. Some full-documentation programs accept international credit bureau reports in place of a US FICO score. 

Q3: Can I get a 30-year fixed-rate mortgage as a foreign national? 

A: Yes. 30-year fixed-rate terms are standard on foreign national DSCR and full-documentation programs, the same term length available to US citizens. 

Q4: Do I need to visit the United States to complete the purchase? 

A: No. The entire process — application, underwriting, and closing — can typically be completed remotely through power of attorney or remote online notarization, depending on the property's state. 

Q5: What is the minimum loan amount available to foreign nationals? 

A: This varies by lender and program, but many DSCR programs now extend to loans as low as $100,000, opening up a far broader range of US markets to foreign buyers than was practical a few years ago. 

Q6: Is FIRPTA a tax I pay, or a tax the seller pays? 

A: FIRPTA withholding is the seller's tax obligation; the buyer is simply the party legally responsible for withholding and remitting it to the IRS at closing. As a buyer, you have no FIRPTA withholding obligation when you purchase. As a future seller, you will. 

Q7: Can I add a co-borrower who is a US citizen? 

A: Yes. Mixed-nationality co-borrowing, one US citizen or resident and one foreign national, is a standard structure on most programs, and can sometimes improve pricing or loosen documentation requirements depending on the US-based co-borrower's credit and income profile. 

Speak with a Foreign National Mortgage Specialist 

America Mortgages is the US lending division of Global Mortgage Group (GMG), headquartered in Singapore and operating across 57 countries. With access to 150+ US lender programs spanning DSCR, full-documentation, asset-based, bank statement, and bridge financing, America Mortgages structures foreign national mortgage solutions for clients in every region this handbook discusses, with a global team available across time zones that matter to you. 

Website: AmericaMortgages.com | GMG.asia
US: +1 845-583-0830 24/7 | Asia: +65 8430-1541
Email: [email protected]
24/7 Global Coverage | 57 Countries | 150+ US Lender Programs

Structure Before You Buy: The Decision That Changes Everything

Every dollar you earn, every percentage point of appreciation you capture, and every year of ownership becomes more valuable, or less , based on a decision you make before you buy a single property: how will you own it?

For US domestic investors, the structure question is important. For international investors, it can be the difference between an extraordinary investment and a devastating estate tax bill.

This guide covers the ownership structure landscape for US real estate investors: foreign nationals, US expats, and US domestic investors, and explains exactly how America Mortgages' DSCR program interfaces with each structure.

Structure Option 1: Personal Name

How it works: The property deed reads "John Smith" or "Jane Lee." You are the legal owner.

Advantages: Simple. Cheap to set up. No ongoing entity maintenance.

US tax implications: Rental income reported on your personal US tax return (1040NR for non-residents; Schedule E for US residents).

US estate tax implications (THE CRITICAL ISSUE):

Non-US residents face US estate tax on US situs assets, including real estate, above $60,000, at rates up to 40%.

Example: A Singapore investor owns a $400,000 Nashville property in personal name. At death, the US estate tax calculation:

• US taxable estate: $400,000
• Exemption: $60,000
• Taxable amount: $340,000
• US estate tax (graduated): approximately $100,280

For US citizens: The estate tax exemption is $13.61 million (2024) — personal name is generally fine from an estate tax perspective.

DSCR loan compatibility: Full compatibility. Personal name DSCR loans are standard.

Recommended for: US citizen investors with modest portfolios. Not recommended for non-US residents due to estate tax exposure.

Structure Option 2: US LLC (Limited Liability Company)

How it works: You form a US LLC (typically Delaware or Wyoming). The LLC owns the property. You own the LLC.

Advantages:

• Asset protection: LLC debts cannot reach your personal assets; personal debts cannot reach LLC assets (if properly maintained)
• Privacy: LLC member information not publicly searchable in Wyoming (only agent); Delaware requires minimal disclosure
• Potential US estate tax planning: If the US LLC is owned by a foreign entity, the membership interest may be classified as a foreign situs asset, potentially removing US estate tax exposure on the underlying real estate

The US estate tax planning argument (foreign investors):

Foreign entity (BVI Co., Cayman Ltd., Singapore Pte Ltd.) → owns → US LLC → owns → US Real Estate

Some US international tax attorneys argue this structure converts the US situs real estate into a foreign situs membership interest — removing it from the US estate tax calculation. This position is contested and requires qualified US tax counsel to evaluate and implement.

Cost: Delaware: ~$90 state filing fee + registered agent ($100–$300/year). Wyoming: ~$100 + registered agent. Annual maintenance: minimal. Annual tax return (Form 1065 or 8832 election): $300–$800 with a CPA.

DSCR loan compatibility: Full compatibility. Single-member and multi-member LLCs are standard DSCR borrowers. Personal guarantee from member(s) typically required.

Recommended for: All international investors (non-US residents). Most sophisticated US domestic investors seeking asset protection.

Structure Option 3: Series LLC (Available in Wyoming, Texas, Delaware)

Advanced structure: A single "parent" LLC with multiple "series" within it, each holding a separate property. One registration, multiple property-level liability shields.

Advantages: Cost-effective for multi-property portfolios. One parent entity, unlimited series.

DSCR loan compatibility: Varies by lender. Some DSCR lenders accept series LLC structures; others require standalone LLCs. America Mortgages' 150+ program access identifies the programs that accommodate series LLC borrowers.

Recommended for: Experienced investors with 5+ properties seeking administrative efficiency.

Structure Option 4: US Corporation (C-Corp or S-Corp)

How it works: The property is owned by a US C-Corp or S-Corp.

Generally not recommended for residential real estate due to double taxation (C-Corp profits taxed at corporate level + dividend level) and passive activity loss limitation issues (S-Corp).

Rare appropriate use: When the property is part of an operating business (hospitality, managed property, etc.) where the corporate structure's other advantages outweigh the real estate tax disadvantages.

DSCR loan compatibility: Possible but uncommon; most DSCR lenders prefer LLC structure.

Setting Up Your US LLC: The Step-by-Step Process

For first-time international investors forming a US LLC:

Step 1: Choose the state. Delaware and Wyoming are the most popular for international investors.

• Delaware: Deep corporate law tradition, well-understood globally, favorable courts
• Wyoming: Superior privacy (no public member list), strong charging order protection, low fees

Step 2: File articles of organisation. Online with the Secretary of State. 1–5 business days. Cost: $90 (Delaware) or $100 (Wyoming).

Step 3: Appoint a registered agent. Required in all states. Cost: $100–$300/year. Many registered agent services offer packages including address service.

Step 4: Obtain an EIN (Employer Identification Number). IRS Form SS-4. Online application for foreign-owned entities: 1–3 days. This is the LLC's tax ID, required for opening a US bank account and for DSCR loan applications.

Step 5: Draft an operating agreement. Required document defining LLC governance. For single-member LLCs, a simple template works. Multi-member LLCs require a more detailed agreement.

Step 6: Open a US business bank account. Required by most DSCR lenders for loan servicing. Foreign-owned LLCs face more bank scrutiny — Relay, Mercury, or banks with international business programs are more accessible than traditional large banks.

Step 7: Title the property in the LLC name. At closing, the purchase deed reads "[LLC Name], a Delaware LLC" as grantee.

Total timeline: 2–4 weeks for LLC formation through bank account opening.

America Mortgages coordinates with qualified US attorneys for LLC formation and operating agreement drafting as part of the investor onboarding process.

DSCR Loan Mechanics for LLC-Owned Properties

When the borrower is an LLC rather than an individual:

Loan application: Made in the LLC's name, with EIN as tax ID

Personal guarantee: The managing member (you) provides a personal guarantee as a condition of most DSCR loans

LLC operating agreement: Required for submission to underwriting

Bank account: LLC business checking account required for loan disbursement and payment collection

Rental income: All rent collected by the LLC and deposited to LLC account

Rate impact: LLC ownership generally does not affect DSCR loan rate. Some minor pricing differences may apply on specific programs — America Mortgages advises on any program-specific LLC pricing implications.

The US Estate Tax Table: Why This Matters for Every Non-US Resident

Property Value	Personal Name (Non-US Resident Estate Tax)	LLC (Potentially Eliminated)
$100,000	~$16,000	$0 (if structured)
$300,000	~$88,000	$0 (if structured)
$500,000	~$152,000	$0 (if structured)
$1,000,000	~$332,000	$0 (if structured)

Estate tax calculations are illustrative. Actual tax depends on total US estate size, applicable treaties, and specific legal structure. Consult a qualified US international tax attorney.

The LLC formation cost ($500–$2,000 total): worth it at every property value above $100,000.

FAQ: US Real Estate Structure

Q1: Do I need to live in Delaware to form a Delaware LLC?

A: No. Delaware LLCs are the most commonly chosen by non-residents globally. You need only a registered agent with a Delaware address.

Q2: Can one person own an LLC in the US as a non-US resident?

A: Yes. Single-member foreign-owned LLCs are fully legal. The LLC files a US tax return annually (8832 election or 1065 depending on structure).

Q3: What is the annual cost of maintaining a US LLC?

A: Delaware: $300 annual franchise tax + registered agent ($100–$300) + CPA for tax return ($300–$800). Total: ~$700–$1,400/year.

Q4: Does the LLC need a US address?

A: The registered agent's address serves as the official address. You do not need a physical US office.

Q5: Can I add properties to the same LLC?

A: Yes. Multiple properties can be held in a single LLC. From an asset protection standpoint, separate LLCs per property provide stronger isolation. From an administrative standpoint, one LLC simplifies management.

Contact America Mortgages

Website: AmericaMortgages.com | GMG.asia
US: +1 830-217-6608
Singapore: +65 8430-1541
Email: [email protected]
Call: +1 (845) 583-0830

Across the Western Hemisphere, from Vancouver to Buenos Aires, sophisticated investors are discovering the same truth: the United States offers the highest combination of legal protection, yield, and financing accessibility available anywhere in the Americas.

And the DSCR loan — $100,000 minimum, 80% LTV, no US credit required, property income qualification, is the vehicle making it possible for investors from every corner of the hemisphere to participate.

America Mortgages | Global Mortgage Group (GMG)

$100K Minimum | 80% LTV | No US Credit | Americas Investors Specialist

Canada: The Snowbird Strategy Meets Investment Intelligence

Canada's proximity to the US and the snowbird tradition make it the most natural source of US real estate investment from the Americas. 

The Canadian property reality in 2026:

• Toronto average house price: CAD $1.1M (gross yield 3.5–4.0%)
• Vancouver average house price: CAD $1.8M (gross yield 2.8–3.3%)
• Foreign buyer ban: Extended through 2027
• Combined land transfer tax, foreign buyer surcharge, and mortgage stress test: Investment economics for non-resident Canadian investors are deeply unfavourable

The US alternative:

• Nashville: USD $320,000 (gross yield 11–13%)
• No foreign buyer surcharge
• 80% LTV DSCR financing from 7.00%
• Canadian bank statements (RBC, TD, BMO, Scotiabank, CIBC, BNS, National Bank) all accepted

The snowbird strategy evolved: Rather than purchasing a Florida condo purely for personal use, sophisticated Canadian investors now purchase STR-eligible Florida or Arizona properties that generate Airbnb income during their 6–8 months of US absence, and that they personally use during the Canadian winter months they spend in the US.

DSCR for Canadian investors:

• No US credit required: Canadian credit bureau (Equifax Canada, TransUnion Canada) accepted as international credit equivalent
• CAD bank statements accepted (USD conversion applied)
• Rate: From 7.00% (foreign national program) or 6.12% for Canadian-born US residents on domestic program
• 80% LTV — only 20% down payment
• $100,000 minimum loan

The US estate tax note for Canadians: The Canada-US tax treaty provides specific estate tax relief for Canadian residents with US assets — the available exemption is calculated proportionally to the worldwide estate size. Consult a Canada-US cross-border estate attorney. America Mortgages provides referrals.

Brazil: Protecting BRL Wealth in USD Real Estate

Brazil's UHNW population (40,000+ individuals) is one of South America's most active US real estate investor communities. The BRL/USD dynamic — persistent BRL weakness over 20 years, makes USD real estate not just an investment but a survival strategy for Brazilian wealth.

The BRL reality: In 2005, USD/BRL = 2.30. In 2025, USD/BRL = approximately 5.80. Brazilian investors who held USD real estate since 2005 have effectively seen their USD assets increase 152% in BRL terms from currency movement alone — before any property appreciation.

Miami as Brazil's gateway city: Miami's Latin infrastructure (Portuguese-speaking professionals, Brazilian restaurants, direct Embraer and LATAM flights) makes it the most accessible US market for Brazilian investors. America Mortgages has a track record of serving Brazilian clients with:

• BRL bank statements from Itaú, Bradesco, Banco do Brasil, Santander Brasil, Nubank accepted (with certified translation)
• Source of funds documentation assistance (BACEN reporting context understood)
• LLC structuring guidance for Brazilian investors (critical for US estate tax)
• US tax attorney referrals with Brazilian client experience

DSCR terms for Brazilian investors:

• $100,000 minimum loan
• 80% LTV
• 30-year fixed from 7.00%
•  No US credit required (Brazilian credit history supplementary)

Colombia, Mexico, Chile, Peru: The Growing Investment Wave

Colombia

Colombia's professional class, particularly Bogotá's lawyers, physicians, tech entrepreneurs, and financial professionals, has become one of Miami's most active buyer groups. Direct Avianca and LATAM flights from Bogotá to Miami in 3.5 hours. Colombian consulate in Miami well-established. Colombian-origin community: 300,000+ in the Miami metro.

COP/USD dynamic: The Colombian peso has depreciated dramatically against the USD over the past decade, making USD real estate an essential wealth preservation tool for Colombian HNW investors.

Mexico

Mexican investors in US real estate are among the most financially sophisticated. The Mexico-US real estate investment tradition is decades old, particularly concentrated in Texas, California, and Florida.

MXN/USD trajectory: The Mexican peso has experienced significant volatility and long-term depreciation against USD. Mexican UHNW investors have long used US real estate as the primary USD anchor in their portfolios.

H-1B/visa community: A large Mexican-origin population in the US (including H-1B visa holders in technology) represents both a US resident investor community (domestic DSCR program) and an active rental demand base for Mexican-owned US investment properties.

Chile and Peru

Chile's mining-wealth UHNW population and Peru's business owner class are both increasingly active US real estate investors, primarily through Miami and, increasingly, through cash flow markets accessed remotely.

DSCR Loans for All Americas Investors: The Unified Program

America Mortgages applies a consistent DSCR framework across all Americas investors:

Universal terms:

• $100,000 minimum loan
• 80% LTV
• No US credit required
• 30-year fixed from 7.00% (foreign national)
• 6.12% from domestic program (US-resident Americas-origin investors)
• All major Americas banking institutions accepted (see country-specific documentation guidance from America Mortgages)

Wire transfer and AML: All Americas wire transfers are screened through standard US AML processes. America Mortgages advises on pre-application documentation to ensure smooth processing. Wire transfer from recognised financial institutions in verifiable amounts is standard and straightforward.

FAQ: Americas Investors

Q1: I am a Canadian snowbird. Can my US vacation property generate income while I'm back in Canada?

A: Yes. STR DSCR programs allow personal use during selected periods and income generation during the remainder. Verify specific program occupancy requirements with America Mortgages.

Q2: I am Colombian and want to buy in Miami. What documentation does America Mortgages require?

A: Colombian bank statements (Bancolombia, Davivienda, BBVA Colombia, Banco de Bogotá), passport, and source-of-funds documentation. Certified Spanish-to-English translation required for bank statements. America Mortgages coordinates this.

Q3: The Brazilian BACEN requires me to declare overseas real estate. How does America Mortgages help?

A: America Mortgages provides the US property documentation (deed, loan documents) that you need for your BACEN declaration. We do not provide Brazilian legal advice — consult your Brazilian tax attorney.

Contact America Mortgages

Website: AmericaMortgages.com | GMG.asia
US: +1 830-217-6608
Singapore: +65 8430-1541
Email: [email protected]
Call: +1 (845) 583-0830