Student Visa Mortgage Program
U.S. Investment Property Loans for Student Visa Holders
F-1, F-2, OPT, and STEM-OPT students don’t have years of U.S. income — and they don’t need it. Total Quality Lending qualifies the property, and we accept family-funded down payments.
Student visa mortgage program advantages
- Family-funded down payments accepted — gift letter + source-of-funds documented
- No U.S. income or employment required for DSCR underwriting
- F-1, F-2, M-1, J-1, OPT, and STEM-OPT students all eligible
- Parents abroad can co-sign or provide funds via international wire
- No SSN required — ITIN or passport-based identification accepted
- Up to 75% LTV under the Foreign National DSCR program
Common student-visa borrower scenarios
Parents buying a property for the student to live in
Many international students live in family-purchased property rather than renting. The property is vested in a family LLC or in the parents' name, with the student as occupant. Rental DSCR underwriting still applies (the student doesn't qualify the loan — the property's market rent does).
Student investing during graduation transition
F-1 students transitioning to H1B via OPT often want to buy a U.S. rental before status changes. DSCR allows the purchase without the multi-year W-2 history conventional banks demand.
PhD researchers with multi-year U.S. residence
Long-term F-1 students (4–7+ years) with established U.S. ties often want a long-term rental asset. Stipend / fellowship income doesn't qualify conventional — DSCR doesn't need it to.
F-2 spouses without work authorization
F-2 dependents can't work but can own U.S. real estate. Funded by the F-1 spouse's earnings or family wealth, DSCR underwriting qualifies the property without requiring borrower income.
Student visa mortgage — FAQs
Can F-1 international students buy U.S. investment property?
Yes. There is no immigration restriction on F-1 student visa holders owning U.S. real estate, including investment property. Total Quality Lending provides DSCR mortgages without requiring U.S. income, employment history, or U.S. tax returns.
I don't have U.S. income yet — how do I qualify?
DSCR loans don't qualify on borrower income — they qualify on the property's rental income. Your lack of U.S. income is irrelevant. We need: a down payment (yours, your family's, or gifted), credit identification (passport, ITIN), and a property whose rent covers the proposed mortgage.
My parents are funding the purchase — does that affect the loan?
No. Gift funds from family (with a standard gift letter) are accepted as down payment. International wires from parents abroad are source-of-funds verified just like U.S. wires. This is a very common scenario for international student property purchases.
Can I live in the property myself if it's a DSCR loan?
DSCR loans are typically investment-only (the property must be rented). Many student-buyers initially rent the property out, then potentially transition to owner-occupancy later via refinance. Talk to us about your specific situation — sometimes the right product is Prime Time non-QM rather than DSCR.
What about OPT and STEM-OPT students transitioning to H1B?
Fully eligible. OPT (Optional Practical Training) and STEM-OPT students can use the Foreign National DSCR program. Many borrowers buy their first rental during OPT, then continue holding it through the H1B transition without refinancing.