Why Foreign National investors choose Total Quality Lending
- Designed for Foreign National investors — no U.S. citizenship or permanent residency required
- Qualify on the property’s rental cash flow — no personal income, W-2s, or U.S. tax returns
- Up to 75% LTV for purchase (DSCR ≥ 1.00, $1.0M loan)
- Eligible with a 680+ U.S. credit score OR no U.S. credit score
- Loan amounts from $150,000 to $1,500,000
- First-time investors allowed
- Short-term rentals (Airbnb, VRBO, FlipKey) eligible — gross rents × 0.80 / PITIA
- Cash-out can be used to satisfy reserve requirements
Foreign National DSCR Loans Available in 43 States
Total Quality Lending offers Foreign National DSCR investor loans in every state listed below. Select your state for program details and any state-specific overlays.
- Alabama Foreign National DSCR
- Arizona Foreign National DSCR
- Arkansas Foreign National DSCR
- California Foreign National DSCR
- Colorado Foreign National DSCR
- Connecticut Foreign National DSCR
- Delaware Foreign National DSCR
- Florida Foreign National DSCR
- Georgia Foreign National DSCR
- Idaho Foreign National DSCR
- Illinois Foreign National DSCR
- Indiana Foreign National DSCR
- Iowa Foreign National DSCR
- Kansas Foreign National DSCR
- Kentucky Foreign National DSCR
- Louisiana Foreign National DSCR
- Maine Foreign National DSCR
- Maryland Foreign National DSCR
- Massachusetts Foreign National DSCR
- Michigan Foreign National DSCR
- Minnesota Foreign National DSCR
- Mississippi Foreign National DSCR
- Missouri Foreign National DSCR
- Montana Foreign National DSCR
- Nebraska Foreign National DSCR
- New Hampshire Foreign National DSCR
- New Jersey Foreign National DSCR
- New Mexico Foreign National DSCR
- New York Foreign National DSCR
- North Carolina Foreign National DSCR
- Ohio Foreign National DSCR
- Oklahoma Foreign National DSCR
- Oregon Foreign National DSCR
- Pennsylvania Foreign National DSCR
- South Carolina Foreign National DSCR
- Tennessee Foreign National DSCR
- Texas Foreign National DSCR
- Virginia Foreign National DSCR
- Washington Foreign National DSCR
- Washington, D.C. Foreign National DSCR
- West Virginia Foreign National DSCR
- Wisconsin Foreign National DSCR
- Wyoming Foreign National DSCR
Foreign National DSCR requirements
The eligibility edges of the Foreign National DSCR program. All numbers are direct from our published guidelines (subject to underwriting guidelines).
- Investment property only (non-owner-occupied)
- Loan amounts: $150,000 to $1,500,000
- Minimum 680 FICO OR No U.S. credit score (same LTV ladder either way)
- DSCR < 1.00 allowed at reduced LTV — max 65% LTV purchase at $1M
- Property types: single-family (attached/detached) up to 75% / 65% per matrix; 2–4 units and condos max 70% purchase / 65% refinance
- Condo-hotel: max 70% purchase / 65% refinance
- Rural: NOT eligible
- Acreage: up to 2 acres (non-rural)
- Ineligible states for 2–4 units: IL, NY
- Florida purchases require a Conveyances to Foreign Entities Affidavit
- Gift funds: NOT allowed
- Cash-in-hand: $300,000 (LTV > 50%) · $500,000 (LTV ≤ 50%)
- Reserves: 6 months PITIA (cash-out may be used to satisfy)
- Housing history: 0x30x12 if documented
- Credit event seasoning: ≥ 36 months from BK/FC/SS/DIL/PreFC/MC · > 12 months from forbearance/modification/deferral
- First-time investor: ALLOWED
- Citizens of OFAC-sanctioned countries: NOT eligible
LTV grid
DSCR ≥ 1.00
| Qualifying path | Max loan | Purchase | Rate/Term | Cash-Out |
|---|---|---|---|---|
| 680 FICO | $1,000,000 | 75% | 65% | 65% |
| $1,500,000 | 70% | 60% | 60% | |
| No U.S. credit score | $1,000,000 | 75% | 65% | 65% |
| $1,500,000 | 70% | 60% | 60% |
DSCR < 1.00
| Qualifying path | Max loan | Purchase | Rate/Term | Cash-Out |
|---|---|---|---|---|
| 680 FICO | $1,000,000 | 65% | 60% | 60% |
| $1,500,000 | 65% | NA | NA | |
| No U.S. credit score | $1,000,000 | 65% | 60% | 60% |
| $1,500,000 | 65% | NA | NA |
Frequently asked questions
Can I qualify with no U.S. credit score?
Yes. Total Quality Lending's Foreign National DSCR program has a 'No Credit Score' qualifying path with the same maximum LTVs as the 680 FICO path (75% LTV purchase at $1,000,000; 70% LTV purchase at $1,500,000 for DSCR ≥ 1.00). Subject to underwriting guidelines.
What loan amounts are available?
$150,000 to $1,500,000 on the Foreign National DSCR program.
Are gift funds allowed?
No. Gift funds are not allowed on the Foreign National DSCR program.
What does Florida require for foreign-buyer purchases?
Loans secured by Florida property and made to foreign principals must include one of the Conveyances to Foreign Entities Affidavits (Individual or Entity Buyer) published by the Florida Land Title Association.
Which states have restrictions?
2–4 unit properties are not eligible in Illinois or New York. Puerto Rico, Guam, and the US Virgin Islands are also ineligible locations.
What if my DSCR is below 1.00?
DSCR below 1.00 is allowed at reduced LTV (max 65% LTV purchase at $1M) — both on the 680 FICO and the No Credit Score paths. Refinance options are limited at $1.5M loan amounts. Subject to underwriting guidelines.
What property types qualify?
Single-family attached and detached. 2–4 units and condominiums: max 70% LTV purchase / 65% refinance. Condo-hotels: max 70% / 65%. Rural properties are not eligible. Acreage capped at 2 acres.
What are the reserves and cash-in-hand caps?
6 months of PITIA reserves required (cash-out proceeds may be used to satisfy). Cash-in-hand is capped at $300,000 when LTV exceeds 50% and $500,000 when LTV is 50% or lower.
Do you finance properties outside the United States?
No. Total Quality Lending finances U.S. investment properties only, in the states where we lend. The Foreign National DSCR program works the other direction: borrowers who live abroad or hold non-resident status buying U.S. rental property — no U.S. credit score and no U.S. income documentation required.
Related loan programs
Foreign National DSCR is one of several investor and non-QM programs at Total Quality Lending. Explore the other product hubs.
DSCR Loans
Investor loans that qualify on the property's rental cash flow. Up to 80% LTV, FICO from 640, loans to $3.5M.
DSCR 5–8 Units
Larger residential and mixed-use multifamily. Up to 75% LTV, loans $400K–$2M for experienced investors.
All Non-QM Programs (Prime Time)
Standard Doc and 6 alt-doc paths — bank statements, P&L, 1099, written VOE, asset utilization. Up to 90% LTV, loans to $4M.
Conventional Mortgages
Agency Fannie Mae and Freddie Mac loans. FICO from 620, down payments from 3%, up to the FHFA conforming limit.
Ready to finance your U.S. investment property?
Talk to a real human who finances Foreign National investors every day.
Plan a U.S. investment purchase from abroad
Select the property and operating plan
Choose a market using property-specific rent, taxes, insurance, management costs and legal rental use. Compare long-term and short-term operation before relying on a revenue projection. A local agent and property manager can help collect information; the appraisal and underwriting establish eligible value and income.
Coordinate identity, ownership and tax advice
Discuss passport and applicable tax-identification documentation, borrower classification and title vesting early. An LLC needs formation, ownership and signing-authority records plus the required guaranties. Your legal and tax advisers should establish the ownership and U.S. filing plan; entity setup is not a substitute for loan qualification.
Document the funds before wiring
The foreign national program requires asset verification and six months of PITIA reserves. Gift funds are not eligible. Explain international transfers, account ownership and the source of down payment and closing funds. Confirm acceptable account and transfer documentation with the lending team before moving money.
Coordinate closing and management
Agree on the signing, notarization and funds-delivery process with the lender and title company. Remote signing depends on the transaction and available lawful process; it should be arranged in advance. After closing, a clear management, rent-collection and maintenance plan supports the investment.
