Bay Area Investor Mortgages
H1B & Foreign National Investors in the Bay Area
You earn well in Bay Area tech but the bank won’t finance your first investment property because your U.S. tax history is thin. We’re built for this — Total Quality Lending underwrites the property, not your visa.
The Bay Area realities every H1B investor should know
Bay Area cash flow is hard — that's actually fine
Most SF / South Bay rentals don't cash-flow at 80% LTV. We work the deal with higher down payments (30–40%) to bring the DSCR to 1.00+. The Bay Area is appreciation play, not cash-flow play — your underwriting should match.
Out-of-state rentals are the wealth-builder
A lot of our Bay Area H1B clients buy 2–4 cash-flowing rentals in Austin, Phoenix, or Tampa BEFORE buying expensive Bay Area property. We finance both — same lender, same team.
RSU income doesn't help — but it doesn't hurt either
Conventional lenders require 2-year RSU vesting history before counting it. DSCR doesn't count RSUs at all — your equity comp is irrelevant. We underwrite the property.
Pre-IPO equity is great for down payment
Sold ISOs from your last company? Bonus from this year? Down payment funds documented from any liquid source work fine. We source-verify, you fund.
Where Bay Area H1Bs actually buy
San Francisco
Multi-unit (2–4) appreciation plays. DSCR ratios tight — plan for 30–35% down.
San Jose / South Bay
Single-family rentals in school districts. Cash-flow tighter than the East Bay.
Oakland / East Bay
Better DSCR ratios. Multi-units pencil at 25–30% down on the right block.
Silicon Valley (Sunnyvale, Mountain View, Palo Alto)
Top schools, high rent, expensive entry. Cash-flow play with 35–40% down.
Out-of-state (Austin / Phoenix / Tampa)
Where most Bay Area H1Bs put their cash-flow rentals first.
Bay Area H1B investor — FAQs
Can H1B holders working in the Bay Area buy investment property in San Francisco?
Yes. H1B visa holders working at Bay Area tech companies are eligible to purchase U.S. investment property — including SF, San Jose, Oakland, and the rest of the Bay Area. Total Quality Lending's DSCR program doesn't require U.S. tax returns or W-2 history, so you can finance your first investment property soon after starting your job.
Does San Francisco real estate cash-flow on a DSCR loan?
Tight. Most SF rentals require 30–35%+ down payment to hit a DSCR of 1.00. Many Bay Area H1B investors instead buy cash-flowing rentals in Texas, Florida, Arizona, or Tennessee — same DSCR program, same lender, much easier underwriting. We finance both strategies.
Why don't traditional Bay Area banks finance H1B investment property?
Most retail banks (Wells Fargo, Chase, BofA) require 2 years of U.S. tax returns and W-2s for investor loans. H1B borrowers often haven't accumulated that yet. DSCR loans skip personal income docs entirely — Total Quality Lending finances H1B investors days after they arrive.
Can I buy a 2-4 unit property in SF as a foreign national?
Yes. 2–4 unit residential properties are eligible under standard DSCR. For 5+ units, see our Multi-Unit DSCR program. Combined rental income from all units counts toward the DSCR ratio.
I'm renting in SF for $5K/mo — can I use that as my primary income?
Not for a DSCR loan — DSCR doesn't look at your income at all. The fact that you're paying $5K rent on a Bay Area tech salary is irrelevant; we underwrite the property's rental income against the proposed mortgage.
Start building real estate equity from the Bay
Whether your first deal is in SF or Austin — same lender, same speed, same team.
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