Foreign National DSCR Lender in Indiana
Total Quality Lending finances Foreign National investors across Indiana with DSCR loans that qualify on the property’s rental cash flow — not personal U.S. income or tax returns. Up to 75% LTV for purchase, eligible with 680+ credit or No Credit Score, and loan amounts from $150K to $1.5M.
A Foreign National DSCR loan lets non-U.S. citizens build a U.S. rental portfolio in Indiana without W-2s, U.S. tax returns, or a DTI calculation. Approval is based on whether the investment property pays for itself.
Indiana on the ground
Total Quality Lending is headquartered at 630 W Carmel Dr #100, Carmel, IN 46032 — about 20 miles north of downtown Indianapolis, in Hamilton County. Our investor-loan team works Indiana files from the same office that has served 46+ states nationwide, with phone, email, and video coverage for borrowers anywhere in the world.
Indianapolis is the largest city in Indiana and the seat of Marion County, with a diversified renter base across logistics, healthcare, higher education, and the public sector. As a Midwest secondary market it typically delivers stronger rent-to-price math than coastal metros — which is why DSCR cash-flow underwriting (where the property must cover its own PITIA) tends to pencil cleanly here.
TQL writes investor loans across the full Indianapolis MSA — Marion County (Indianapolis), Hamilton County (Carmel, Fishers, Noblesville, Westfield), Hendricks County (Avon, Plainfield, Brownsburg, Danville), Johnson County (Greenwood, Franklin, Bargersville), Boone County (Lebanon, Zionsville), Hancock County (Greenfield, McCordsville, Fortville), Morgan County (Mooresville, Martinsville), Madison County (Anderson), and Shelby County (Shelbyville).
Beyond Indianapolis, we finance investment property statewide — Fort Wayne (Allen County), Evansville (Vanderburgh), South Bend & Mishawaka (St. Joseph), Bloomington (Monroe, home of Indiana University), Lafayette & West Lafayette (Tippecanoe, home of Purdue), Muncie (Delaware, home of Ball State), Terre Haute (Vigo), Columbus (Bartholomew), Kokomo (Howard), and the Northwest Indiana / Chicago-metro corridor of Gary, Hammond, East Chicago, and Merrillville (Lake County).
Indiana files don't sit in a queue — they're worked from the same Carmel office that runs the program nationally. We aim to close investor loans in as little as 15 days when title, appraisal, and asset documentation are clean. Call (800) 304-1925 to speak with the team.
2–4 unit, Condominium, and Condo Hotel property types cap at 70% LTV on purchase and 65% on refinance. Rural properties are not eligible on this program; acreage is limited to 2 acres and must not meet the rural definition.
LTV caps depend on (a) the property’s Debt-Service Coverage Ratio (DSCR) and (b) the loan amount tier. Both 680+ FICO and No-Credit-Score borrowers receive the same LTV caps.
| Max loan | Purchase | R/T refi | Cash-out |
|---|---|---|---|
| $1M | 75% | 65% | 65% |
| $1.5M | 70% | 60% | 60% |
| Max loan | Purchase | R/T refi | Cash-out |
|---|---|---|---|
| $1M | 65% | 60% | 60% |
| $1.5M | 65% | — | — |
Refinances on the $1.5M tier are not available when DSCR < 1.00.
Running a short-term rental in Indiana? Foreign National DSCR financing works for Airbnb, VRBO, and FlipKey properties (condo-hotel projects excluded). Qualifying income is a 12-month rental average; gross rents are reduced by 20% to reflect extraordinary operating expenses, then divided by PITIA. LTV caps at 70% on purchase and 65% on refinance.
Gift funds are not allowed. Borrowers and Guarantors are screened against the U.S. Treasury OFAC sanctioned-countries list — citizens of OFAC-sanctioned countries are not eligible.
Yes. Total Quality Lending offers Foreign National DSCR loans throughout Indiana for investment properties. The borrower does not need to be a U.S. citizen or a lawful permanent resident — qualification is based on the property's rental cash flow, not personal U.S. income or tax returns. Owner-occupied and second-home occupancy are not eligible.
Foreign National DSCR loans in Indiana are available with a minimum 680 U.S. credit score, or with No Credit Score for borrowers without an established U.S. credit history. LTV caps are the same in either case.
In Indiana, the maximum LTV on a Foreign National DSCR loan is 75% for a purchase (DSCR ≥ 1.00, up to $1.0M loan size). The $1.5M tier caps at 70% purchase / 60% refinance, and DSCR < 1.00 transactions cap at 65% purchase / 60% refinance.
Loan amounts on the Foreign National DSCR program in Indiana range from $150K to $1.5M. The $1.5M tier carries lower max LTVs than the $1.0M tier.
Yes. Short-term rentals (Airbnb, VRBO, FlipKey) are eligible in Indiana on this program, capped at 70% LTV for purchase and 65% LTV for refinance (condo-hotel projects are excluded from STR pricing). DSCR is computed as gross rents × 0.80 / PITIA based on a 12-month rental average.
Each borrower must provide a valid, unexpired passport and either a valid U.S. visa, an I-797 with valid extension dates plus I-94, or — for borrowers from countries in the U.S. State Department's Visa Waiver Program — a current copy of the participating-countries list. Canadian citizens do not require a nonimmigrant visa. Asset documentation is at least 30 days; all documents (credit, assets, title) cannot exceed 120 days at the Note date.
Yes. Foreign National DSCR loans require 6 months of PITIA in reserves. Cash-out proceeds may be used to satisfy this requirement.
Total Quality Lending is headquartered at 630 W Carmel Dr #100, Carmel, IN 46032, in Hamilton County and the Indianapolis metropolitan area. The Carmel office originates and services loans across all licensed states; California-based licensing (DFPI No 60DBO-108369, NMLS #1933377) covers our regulatory footprint nationally.
We finance investor properties across the full Indianapolis-Carmel-Anderson MSA: Marion County (Indianapolis), Hamilton County (Carmel, Fishers, Noblesville, Westfield), Hendricks County (Avon, Plainfield, Brownsburg, Danville), Johnson County (Greenwood, Franklin, Bargersville), Boone County (Lebanon, Zionsville), Hancock County (Greenfield, McCordsville, Fortville), Morgan County (Mooresville, Martinsville), Madison County (Anderson), and Shelby County (Shelbyville).
Statewide. Outside the Indianapolis metro we regularly write loans in Fort Wayne, Evansville, South Bend, Mishawaka, Bloomington, Lafayette, West Lafayette, Muncie, Terre Haute, Columbus, Kokomo, and the Northwest Indiana / Chicago-metro corridor (Gary, Hammond, East Chicago, Merrillville). Indiana is one of our licensed states, so any investment property in the state is eligible subject to program guidelines.
On clean files — title, appraisal, and asset documentation already in motion — TQL targets closings in as little as 15 days. The team is set up to compress the same underwriting that out-of-state investors get from coastal lenders, with all servicing run out of the Carmel office.
Get a fast Foreign National DSCR quote and talk to a real human who finances international investors every day.
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Working with Aaron and the team at TQL was a positive experience. They were responsive to questions and presented information concise and clear. Multiple finance options were presented to benefit the needs of their client. Aaron and TQL is highly recommended.
— Donald Weeks
I honestly cannot thank Seth and Kate at Total Quality Lending enough! I originally found them through Google when I was looking for a loan for an investment property. I wasn't even sure I would qualify but Seth took the time to look into different options and find ways to get me approved. From the beginning he was very patient and always reassured me that we would figure things out. After going through the entire process and finally getting cleared to close the deal unfortunately fell through because the seller wasn't able to sell the property. I was so disappointed after everything we had gone through. But Seth and Kate assured me that they could help me with another property and that's exactly what they did! I ended up finding another property and we successfully closed! Now let me be honest I was probably not the easiest person to work with 😂. I called them multiple times a day and asked a million questions. I constantly needed updates and reassurance. I'm sure they were tired of seeing my number pop up lol. But not once did they make me feel like I was bothering them. They were always patient and willing to explain everything to me. In the past I've always worked with lenders who were recommended by people I knew personally so finding someone through Google was a little scary for me. I had a hard time trusting the process 100% until I actually made it closing. But Seth and Kate were so understanding and never made me feel bad for asking so many questions. What I appreciated the most is that they didn't just give up when the first deal fell through. They stuck with me and continued helping me until we finally made it to closing. That really meant a lot to me. Seth and Kate make such a great team! They really care about their clients and go above and beyond to help. I honestly don't think I could have asked for better people to work with. I seriously highly recommend them especially if you're looking for financing for an investment property.
— Bethlehem Girma
I recently completed a sale and couldn’t have asked for a better lending experience. My lead, Hunter Turpen, was terrific to work with from start to finish. He was highly responsive, always true to his word, and genuinely a pleasure to interact with. Whenever I had a question, I knew I’d get a quick, clear answer. I’d also like to thank Katie Buckley, who supported the engagement. She was very thorough and a great communicator, and she helped keep everything on track. Together, Hunter and Katie made the process smooth and stress-free. I’d gladly work with Total Quality Lending again and recommend them to anyone who wants a team they can trust.
— Susan
