E2 Treaty Investor Mortgages
U.S. Investment Property Loans for E2 Visa Holders
E2 treaty investors run U.S. businesses with carefully structured tax returns — perfect for the visa, terrible for conventional mortgages. DSCR loans skip the returns entirely.
E2 mortgage advantages
- Income from your E2 business doesn't have to flow through U.S. tax returns
- DSCR underwriting ignores business losses, K-1 distributions, and depreciation strategies
- ITIN or passport-based ID accepted
- Up to 75% LTV — same as foreign national DSCR
- Vest in your operating LLC, a holding LLC, or personally
- Cash from your E2 business investment qualifies as down payment
E2 mortgage — FAQs
Can E2 treaty investor visa holders buy U.S. investment property?
Yes. E2 visa holders have full legal right to own U.S. real estate. There's no immigration rule against it. Total Quality Lending offers DSCR mortgages to E2 visa holders without requiring U.S. tax returns — your treaty business income doesn't have to qualify the loan.
I'm running an E2 business that shows losses on paper — does that hurt the loan?
No. DSCR loans don't look at your personal or business tax returns at all. Many E2 visa holders intentionally structure their treaty business to minimize taxable income — that's actively harmful for conventional mortgages but irrelevant for DSCR.
Can my E2 business own the property?
Yes. You can vest in your treaty-business LLC, a separate holding LLC, or personally. Most E2 investors create a separate real estate holding LLC to keep the rental property liability away from the operating business.
Do I need to be an active operator of an E2 business to qualify for the mortgage?
No — the E2 visa requires active business operation, but the mortgage is separate. You qualify for the mortgage based on the property's rental income, not your business activity.