Foreign National DSCR Lender in Massachusetts
Total Quality Lending finances Foreign National investors across Massachusetts 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 Massachusetts without W-2s, U.S. tax returns, or a DTI calculation. Approval is based on whether the investment property pays for itself.
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 Massachusetts? 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 Massachusetts 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 Massachusetts 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 Massachusetts, 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 Massachusetts 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 Massachusetts 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.
Get a fast Foreign National DSCR quote and talk to a real human who finances international investors every day.
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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.
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