Foreign National DSCR Loans
Foreign National DSCR loans for eligible U.S. rental properties.
Use property rental cash flow as a central part of the mortgage review when purchasing, refinancing, or accessing equity from eligible non-owner-occupied U.S. investment property.
How DSCR works
The property’s rental income is compared with its housing expense.
Debt Service Coverage Ratio generally compares qualifying monthly gross rent with PITIA or ITIA for the subject property. The exact rent and expense treatment depends on property and transaction type.
Qualifying rent
Appraiser-supported market rent, current lease information, or eligible short-term-rental documentation may be used, depending on the scenario.
Property expense
Principal, interest, taxes, insurance, association dues, and applicable interest-only treatment can affect the monthly housing expense.
Resulting DSCR
The calculated ratio, loan purpose, loan balance, property type, location, and credit profile work together to determine eligible leverage.
Program range
Built for investment-property transactions.
Foreign National DSCR programs may support eligible purchases, rate-and-term refinances, and cash-out transactions with loan amounts from $150,000 to $2.5 million.
- Available leverage depends on the loan purpose, requested amount, property cash flow, property type, location, and complete underwriting review
- Cash-out proceeds depend on property equity, current liens, transaction history, and applicable program limits
- No-U.S.-credit-score pathways may be available
- First-time investors may be considered
- Fixed, select ARM, and eligible interest-only options
Learn about rate-and-term refinancing · Learn about no-U.S.-credit-score pathways
Property eligibility
A range of rental-property types may be reviewed.
Property type and location can reduce maximum leverage or introduce additional documentation.
Core property type
Single-family homes
Attached and detached single-family investment properties may be eligible.
Small multifamily
2–4 unit properties
Eligible 2–4 unit properties may be considered, with location and leverage overlays.
Attached ownership
Condos and eligible condotels
Condominiums and qualifying condo-hotel projects may be reviewed under specific requirements.
Location overlay
Rural property
Eligible rural property may be considered, generally with more conservative leverage limits.
Important qualification points
What should be ready before a full loan review.
- A valid foreign passport and applicable identity documentation
- Evidence of required funds, reserves, and closing resources
- Property information and purchase contract or current mortgage details
- Lease, market-rent, or short-term-rental income support as applicable
- Entity documents when title will be held in an eligible business entity
- Explanation and documentation for relevant housing or credit events
Foreign National Mortgage USA
Get a Foreign National DSCR scenario reviewed.
Share the property, requested loan amount, rental strategy, and your available U.S. credit profile. The quote desk will identify the next documentation step.
Business-Purpose Investment Financing
This website presents financing intended for eligible non-owner-occupied U.S. investment properties and business purposes only. The subject property may not be occupied by the borrower or the borrower’s family when prohibited by the applicable program, and loan proceeds may not be used for personal, family, or household purposes. View the Business-Purpose Disclosure.
Program availability, occupancy requirements, loan terms, and eligibility are subject to underwriting guidelines, property review, state restrictions, and lender approval.
© 2026 Foreign National Mortgage USA. FFC Mortgage Corp. dba NonQM123, NMLS #3252. Equal Housing Lender. All loan programs, rates, terms, and eligibility requirements are subject to change without notice and are subject to credit review when applicable, property review, underwriting guidelines, and applicable state restrictions. Not all applicants or properties will qualify. This website does not constitute a commitment to lend.
Any rates, payments, loan amounts, LTVs, DSCR figures, or examples shown are for illustrative purposes only and are not guaranteed. Actual terms depend on the complete loan scenario and underwriting approval.