Qualify without showing income!

Banks DO NOT want you to know this!

Millions of homebuyers face this problem every day. 

You write off too much and don’t show enough income to qualify for a traditional mortgage, or you are an entrepreneur with a lumpy income. In both of these scenarios (and many others), you would not be able to qualify for a mortgage.

What if you could qualify based on the “Rental Income” of the property and not your income?

Doesn’t that make more sense?   

If the investment property generates enough rental income to cover the mortgage payments, then why would my income be relevant?

That is exactly how this works!

We launched the AM Rental Coverage Plus in January, and the feedback has been phenomenal; that’s why I wanted to resend this loan program to our clients.

Here’s how it works:

AM Rental Coverage Ratio = 

Gross Rental Income / Total Debt Service ≥ 0.75:1

Total Debt Service = Mortgage expense (principal, interest, and taxes)

What Is a Good Rental Coverage Ratio?

The AM Rental Coverage Ratio needs to be 0.75 or above. This means the property is generating at least 0.75% income to mortgage obligations. A ratio below 0.75 indicates that the property may struggle to pay principal and interest charges in the future as it may not generate enough income to cover these expenses.

What Factors Affect the AM Rental Coverage Ratio?

AM Rental Coverage Ratio is affected by two items: operating income and debt service. I’ll talk about this below, but Operating income (rent) is trending up, and debt service (mortgage rates) is trending down. That is to say, future margins will be higher (income up Plus costs down).

There are 2 constants in the U.S. real estate market:

1 – Property/Rental prices will go up (income)

2 – Rates will eventually be lowered (cost)

Here’s why:

1 – There is a shortage of 3-7M homes in the U.S. (depending on the publication).

With mortgage rates where they are now, the marginal buyer cannot afford to purchase a home and is forced to rent. This is echoed by many institutional funds looking to acquire as many single-family homes as they can.

Trend = income up

2 – Timing is debatable, but it is widely assumed rates will be lowered at some point.  

Trend = costs down

What makes the U.S. real estate market so unique is that you can buy a home today and then refinance it at a lower rate when rates fall or when the price goes up.   

There has never been a better time to own U.S. residential real estate as an investment!

In summary, America Mortgages’ Rental Coverage Plus offers a groundbreaking solution for both U.S. expats and non-resident investors. By focusing on rental income instead of personal earnings, this program helps people overcome typical mortgage hurdles. With a dedication to clear and accessible mortgage options, America Mortgages remains at the forefront of real estate financing. Secure your path to financial success with AM Rental Coverage Plus today. Contact us now to learn more and get started!


Curious About 2024 U.S. Mortgage Rates?

U.S. Mortgage Rates

Curious about what’s happening with mortgage rates in 2024? It’s a hot topic right now. Experts say rates might drop to about 6% after hitting nearly 8% due to recent changes by the Fed. But here’s the deal: understanding these predictions feels like a rollercoaster. Some experts say rates might drop further, while others predict stability or even slight increases. It can all be a bit confusing, especially for non-U.S. citizens and U.S. expat investors who are new to this market.

It’s worth noting that many discussions about future rates do not come directly from the Fed. Instead, they are interpretations made by experts using current economic data. These interpretations can vary widely, making it unwise to rely solely on interest rate predictions when making real estate decisions.

What could interest rate cuts mean for the U.S. 2024 election?

Arriving less than a year before the presidential contest, the announcement raised a separate consideration: What the rate cuts could mean for President Joe Biden’s re-election bid.

“A good economy benefits an incumbent,” Ray Fair, a professor at Yale University who oversees a model that forecasts elections based on economic conditions, told ABC News. “A bad economy goes the other way.” Will this be used as a tool to boost the economy and potentially get Biden re-elected? That seems to be the million-dollar question.

In theory, lower interest rates make borrowing less expensive for businesses and consumers, propelling companies to invest in new projects and everyday people to stretch for bigger purchases. That all should help propel economic growth and buoy consumer optimism.

In turn, a major economic surge could benefit Biden, dispelling concern about a recession and improving the livelihoods of everyday people, as suggested by some analysts.

Time will tell.

What will happen to U.S. real estate prices if interest rates are lowered?

The experts we spoke with agree that a drop in interest rates will likely drive up demand, which, in turn, will drive up home prices. They anticipate that the resulting supply-demand imbalance will further drive up prices.

What are we recommending at America Mortgages?

If you believe the writing on the wall and find yourself on the fence, weighing whether to buy now or wait for further interest rate drops, consider this: you may miss out on the potential appreciation of the property. You can always refinance a property when it makes sense. You can’t always get the best price when you buy.

So, if you’re thinking about investing in U.S. real estate in 2024, ask yourself: would you want to pay a lower price for the home and maybe have a higher interest rate but have the option to refinance if rates go down? Or would you want a lower interest rate, even if it means paying more for the home and not being able to refinance later?

How much will prices increase on the next rate drop?

Home Prices | America Home Mortgage

We are the industry experts for U.S. real estate financing for non-U.S. residents.

At America Mortgages, we’re here to help you make sense of all this. Our team knows the market inside out and can guide you through these tough decisions. As experienced investors know, timing is key in real estate. “Realizing success in real estate often comes down to seizing the opportune moment,” says Robert Chadwick, CEO of America Mortgages. Instead of being overwhelmed by unpredictable rates, let us help you achieve your real estate goals.

  • Get pre-approved today with our diverse loan services and products, including pure cash flow loans requiring no personal income documentation.
  • Use our expertise to navigate complex markets.
  • Get personalized guidance throughout your journey.

At America Mortgages, we offer a range of loan programs tailored to meet your specific needs. 

Our AM Rental Coverage program is designed for investors seeking to finance rental properties smoothly. With flexible terms and competitive rates, growing your real estate portfolio has never been easier.

For homeowners looking to combat inflation and tap into their home’s equity, our Equity Release Loan Program provides a solution. This program allows you to access your home’s equity to fund expenses or investments while keeping your monthly payments manageable.

Need short-term financing to bridge the gap between buying a new home and selling your current one? Our AM Real Estate Bridge Loan program has you covered. With quick approval and hassle-free processing, you can confidently make your move.

So, whether you’re taking your first steps into real estate investment, are an experienced investor, or are anywhere in between, America Mortgages has the expertise and loan programs to help you achieve your real estate goals. Reach out to us today, and let’s turn these market predictions into real success! If you’d like to schedule a commitment-free meeting with one of our U.S. loan officers to explore your U.S. mortgage options, here’s our 24/7 calendar link.


Turn your home equity into cash!

International Mortgage | Home Equity

Need cash fast?   

We can help you tap into your home equity today!

We are living in a world where the availability of credit has become nearly non-existent with retail banks preferring not to lend.  

We are conditioned to think of our local bank as the only option but in fact there are private lenders that can fill the gap where banks are unable to help.  

With 300 lenders available globally, we are confident to find a solution to meet your specific needs!

We offer home equity loans in the following countries:

SingaporeHong KongPhilippinesThailand

Typical use of funds:

RefinancingRenovationsCollege tuition
Pay off high-interest debtPersonal business needsPurchasing more property
Cash while waiting for saleDown-paymentsOther investments
  • Get approved in 24 hours and funding in as fast as 7 days
  • Up to 70% of your home’s value
  • Available for primary homes, second homes, and investment properties
  • Priority is speed of funding, certainty, and high loan-to-value
  • No age restriction in many countries

With our fast approval process, flexible terms, and international reach, we’re here to support your financial needs. Reach out to our International Loan Officers today and let’s turn your home equity into cash for whatever you need. Get started now!


Q&A: How to Finance U.S. Real Estate as a Canadian Investor?

Finance U.S. Real Estate

During our recent live webinar on “How to finance U.S. Real Estate as a Canadian Investor,” our expert host, Kyle Mazzuchin (KM), and America Mortgages’ CEO Robert Chadwick (RC) received numerous questions from participants. For those who missed the opportunity to join the webinar, it is available here

To address these questions, Kyle Mazzuchin and Robert Chadwick have set aside dedicated time to provide insightful answers.

Remarks have been edited for clarity and brevity.

Q: Can Canadians sign mortgage documents remotely via DocuSign/zoom for properties purchased in New York state?

KM: Yes, Canadians can sign mortgage documents remotely using platforms like DocuSign or Zoom for properties purchased in New York state.

Q: As a Canadian, what would be the best way to register my property? Using a company or personal?

KM: The best way to register a property as a Canadian would depend on various factors such as tax implications, liability protection, and personal preferences. Consulting with a legal advisor specializing in cross-border property ownership would be advisable to determine the most suitable approach, whether registering under a company or personally.

Q: How do I go about opening a cross-border bank account? Would America Mortgages help me with that?

KM: Opening a cross-border bank account typically involves contacting banks that offer such services and fulfilling their requirements, which may include proof of identity, residency, and other documentation. America Mortgages may provide guidance or assistance in the process, but opening a bank account would ultimately be handled by the individual and the chosen bank.

Q: Are there any preliminary steps I can take to ensure the approval process goes smoothly?

KM: Preliminary steps to ensure a smooth approval process may include gathering necessary documentation such as proof of income, assets, and credit history, as well as staying informed about the requirements and expectations of lenders.

Q: How long will it take for a non-US resident to get pre-approved, and how much does a pre-approval cost?

KM: The time to get pre-approved as a non-US resident can vary depending on various factors such as the complexity of the application and the responsiveness of the applicant. There is no cost to go through the pre-approval process.

Q: As a foreigner or non-U.S. citizen, what is the maximum LTV available? And is the LTV dependent on income?

KM: The maximum Loan-to-Value (LTV) available to foreigners or non-U.S. citizens may vary by lender and other factors. Income could be one of the factors considered in determining the LTV, but it’s not the sole determinant.

Q: Who pays for the appraisal process?

KM: The party responsible for paying the appraisal process may vary depending on the terms negotiated between the buyer and the seller or as determined by local real estate customs and regulations, though typically the buyer pays this cost.

Q: What is the interest rate?

KM: The interest rate on a mortgage would depend on various factors, including market conditions, the borrower’s creditworthiness, the type of loan, and other factors. It’s advisable to inquire with the lender for specific interest rate information.

Q: Does anything change if I have an LLC?

KM: Having an LLC (Limited Liability Company) could potentially impact certain aspects of property ownership and financing, including liability protection and tax considerations. It’s recommended to consult with legal and financial advisors to understand the implications fully.

Q: If I already owned 4 properties in Canada, am I eligible to get finance from you guys? Is there a limit on the properties I own?

KM: Eligibility for financing and any limits on the number of properties owned may vary by lender and other factors. It’s advisable to inquire directly with the lender for specific eligibility criteria.

Q: What are the fees that you charge, and what is the range of current rates?

KM: Lenders may charge various fees associated with mortgage loans, including origination fees, application fees, closing costs, and others. The range of current rates would depend on market conditions and other factors. It’s recommended to inquire directly with the lender for fee and rate information.

Q: As a follow-up, what is your LTV on a refinance?

KM: The Loan-to-Value (LTV) ratio for a refinance would depend on various factors, including the lender’s policies, the borrower’s creditworthiness, and other considerations. It’s advisable to inquire directly with the lender for specific LTV information regarding refinancing.

Q: Is there any pre-payment penalty?

KM: Pre-payment penalties, if applicable, would depend on the terms of the mortgage loan and the policies of the lender. It’s recommended to review the loan agreement carefully and inquire with the lender about any pre-payment penalties.

Q: How about a restaurant business with property? i.e., rent $14000 and ask for a price of $2.5M with business. How do we calculate this?

KM: Calculating the value of a restaurant business with property would typically involve factors such as the property’s market value, the business’s profitability, location, lease terms, and other considerations. Consulting with a real estate appraiser or business valuation expert would be advisable to determine an accurate valuation.

Q: Can you get a mortgage in a U.S. C-Corp?

KM: Whether a U.S. C-Corporation can obtain a mortgage would depend on various factors, including the corporation’s financial standing, creditworthiness, and the lender’s policies. It’s advisable to inquire directly with lenders regarding mortgage options for corporations.

Q: What are your commercial mortgage rates? How many bps over the ten-year treasury?

KM: Commercial mortgage rates and their relation to the ten-year treasury rate would vary by lender and market conditions. It’s recommended to inquire directly with lenders for current commercial mortgage rates and their basis points (bps) over the ten-year treasury rate.

Q: What is the maximum loan-to-value a Canadian can get on a DSCR loan cash-out refinance for 2 units or more?

KM: The maximum Loan-to-Value (LTV) ratio for a DSCR (Debt Service Coverage Ratio) loan cashout refinance for Canadians on properties with 2 units or more would depend on various factors including the lender’s policies and underwriting criteria. It’s advisable to inquire directly with lenders for specific LTV information in this scenario.

Q: Does approval guarantee funds release? How reliable is it by itself? Is it binding?

KM: Approval for a mortgage loan does not necessarily guarantee funds release, as final disbursement may be subject to additional conditions and requirements. The reliability and binding nature of approval would depend on the terms and conditions outlined by the lender. It’s recommended to review the loan agreement carefully and seek clarification from the lender regarding the approval process.

Q: Is it possible to know the approximate mortgage interest and brokerage fees I can expect when closing a mortgage with you in this market?

KM: The approximate mortgage interest and brokerage fees can vary depending on factors such as the loan amount, interest rate, closing costs, and other considerations. It’s advisable to request a Loan Estimate from the lender, which provides an itemized breakdown of the expected costs associated with the mortgage loan.

Q: If you have a good Canadian credit score (800+), can you use that to qualify for better mortgage rates in the U.S.?

KM: A good Canadian credit score could potentially be beneficial in qualifying for better mortgage rates in the U.S., as creditworthiness is a significant factor in determining interest rates. However, lenders may also consider other factors such as income, assets, and debt-to-income ratio in their evaluation process.

Q: Does an ITIN score get you better rates?

KM: An Individual Taxpayer Identification Number (ITIN) is used by individuals who are not eligible for a Social Security Number but have U.S. tax obligations. While having an ITIN may be necessary for tax purposes, its direct impact on mortgage rates may vary depending on other factors such as credit history, income, and assets.

Q&A: Singapore Couple’s Journey to Financial Freedom through U.S. Real Estate Investing

Q&A-Loan For Foreign Property

During our recent live webinar on “Singapore Couple’s Journey to Financial Freedom through U.S. Real Estate Investing,” our expert hosts, Han Teo & Tracy Pah (H&T), and America Mortgages’ Co-Founder Donald Klip (DK), received numerous questions from participants. For those who missed the opportunity to join the webinar, it is available here

To address these questions, Han, Tracy, and Donald have set aside dedicated time to provide insightful answers.

Remarks have been edited for clarity and brevity.

Q: Is it risky to buy properties remotely? 

H&T: Is it risky to cross the road? Yes, if you don’t look and just cross. No, if you look out for traffic, avoid crossing in front of big vehicles, etc. It’s the same for buying properties remotely; you identify the risks and execute processes to mitigate them. For example, forming a strong, reliable team of licensed realtors/property managers/contractors on the ground to be your eyes and boots at your properties, scheduling live video calls with them to look over things, spreading out your payments, studying and being aware of the neighbourhood demographics and crime, etc. Identify the risks and put in processes to avoid, mitigate, and insure against them.

Q: Hi, Han & Tracy, How do you manage the properties from SG?

H&T: Hire a licensed property management company to manage your properties.

Q: If you only have USD 60k to spare and it is not enough to buy a 2-bedroom single-family home in Houston, Dallas, Texas, where will you buy it? Of course, one can acquire a shack in the middle of nowhere for cheap – but you need to contend with no renters and hack and flip. Will you do that if you have no experience in investing in the U.S.?

H&T: There are a few parts to this comment. First, we will not recommend buying a shack in the middle of nowhere to flip because if it is in the middle of nowhere, there will be no buyers to buy it at a good price. This brings the U.S. to the second point – putting in due diligence to choose which city to invest in is a critical step. We do not buy based on price alone; we buy in cities that have population growth and great economic prospects to motivate rent demand, rent growth, property demand, and price appreciation. There are several cities that are good to invest in; Houston/Dallas are just popular ones. We cannot point you to one specific city because there are too many options, but we do find that there are cities in the Midwest that have good prospects and affordable prices.

Q: Can non-U.S. citizens buy real estate property in the U.S.? Are you both a citizen?

H&T: Yes, non-U.S. citizens can buy U.S. real estate. We are both Singaporeans; we do not have U.S. green card or U.S. citizenship.

Q: Do you have to go to the USA to open a bank account before you start buying properties in the USA? Especially if you are going to set up an LLC.

H&T: Certain banks require you to be there to set up an account physically, but other banks allow LLCs to set up bank accounts online; therefore, you do not need to fly to the U.S. to set up a bank account.

Q: How long is the pre-approval letter good for?

DK: A pre-approval letter is valid for 60-90 days unless your financial situation or loan programs change.

Q: As an expat, I don’t receive a W2. Does that impact my rate or the terms that I qualify for?

DK: As an expat not receiving a W2, it won’t impact your rate or eligibility. At America Mortgages, we consider various factors, including alternative documentation, to assess your financial situation.

Q: Can you rent the property to your children and still take advantage of the tax advantages? 

DK: You’d need to discuss this with a tax advisor. We suggest you call an expert in foreign national and U.S. expat tax advice. Thomas Carden, AITAX 

Q: What’s the interest rate of the four packages at the moment?

DK: Interest rates can vary based on the property’s value and your downpayment. Please contact us directly for more personalized information. We’re here to help!

Q: This seems too easy; what’s the catch?

H&T: It’s not easy! We spent 2 years purely researching and networking before buying any properties. We had to find out where to buy, who would help us on the ground, how to buy, what the laws are, how to do renovations that are very different from Singapore’s scope (e.g., dealing with snow and freezing pipes), etc. Even after that, we made several costly mistakes. We highlighted some of our woes on our YouTube channel so that others can learn from our mistakes. These processes, which took years and experience to learn, are also what we teach in our Remote Cashflow Rentals Masterclass; our goal is to accelerate the journey of others who want to pursue the same path.

Q: As an American citizen living overseas for 20+ years with no U.S. credit, which program should I apply for? U.S. expat or foreign investor?

DK: You would qualify for our AM investor+ loan program or AM Rental Coverage+ loan program. Both programs cater to individuals without U.S. credit or residency requirements. The AM Investor+ program allows the use of foreign income with qualifications based on an Income Letter. The AM Rental Coverage+ program eliminates the need for personal income, relying solely on the property’s projected rental income for qualification. What gives you a unique advantage is that once you re-establish U.S. credit, you may be able to fall under our U.S. citizen loans, which tend to have better rates and terms due to U.S. credit history.

Q: What are the current interest rates for the first loan program now?

DK: Interest rates can vary based on the property’s value and your downpayment. Please contact us directly for more information.

Q: Quick question. I’m a U.S. Citizen, and for many reasons, I’ve gone ahead and purchased a currently tenanted home cash. Are there options with your firm to cash out refi or get a loan for a 2nd investment property based on the current rent?

DK: Yes, you can! With America Mortgages’ Rental Coverage+ Loan Program, we can help you use your property’s rental income to either cash-out, refinance your current investment, or secure a loan for a second property. If you want to use the new value and not the original purchase price, you likely will need to own the property for at least 6 months, preferably 12 months. This will allow you to use the new value (renovated or appreciation). Just get in touch with our team, and we’ll walk you through the best options for your investment goals.

Q: Question for AM – For the AM Rental Coverage+ Loan Program, how do we show a property’s projected rental income?

DK: With our Rental Coverage+ Loan Program, you can showcase a property’s projected rental income through documentation like current lease agreements, rental history, or a rental appraisal. Providing these details helps us assess the property’s income potential and tailor the loan to your specific needs. If you have any specific documents or questions, feel free to reach out to our team, and we’ll guide you through the process.

Q: If I’ve already bought and renovated the property and it is rented, can I get a refinance on the ARV from America mortgages?

DK: Yes! At America Mortgages, we offer refinancing options based on your property’s After Repair Value (ARV), even if you’ve already purchased and renovated it. There may be restrictions based on how long you’ve owned the property. This allows you to leverage the increased value of your investment and optimize your financing. Feel free to contact our team for more details and assistance exploring the refinancing options that best suit your needs.

Q: U.S. Mortgage, who pays the (mortgage) broker fee?

DK: The broker fee is a one-time fee paid at the completion of the loan. This is the industry standard.

Q: Han, which city are you based in in the U.S.? What is the profile of the tenant in your property?

H&T: As mentioned in another response above, we are in multiple cities, but it is critical to choose cities based on data-backed research for economic and population growth. Our tenant profiles are the average-salaried workers, like elementary school teachers, renovation managers, bank tellers, etc. This is because the average-salaried worker makes up the largest population pool, and we want the biggest tenant pool to reduce vacancies. Trying to rent out properties at high rents in places that only high-income earners can afford will attract a much smaller pool of tenants, and trying to rent out in low-income places may attract poor-quality or delinquent tenants.

Q: The loans you offer are unique; how does America Mortgages make money from the loans? Is this just the standard trailing commission of 1% or 2% from the lender or the borrower? Banks don’t give out some of these undocumented loans, so I assume there is a risk premium on these loans.

DK: It is very unique because this is our only business. 100% of our clients are Foreign Nationals or U.S. Expats. This is our expertise, and we truly believe no one has more comprehensive programs or understands this type of borrower better than American Mortgages. We are paid only upon a successful closing. We charge, on average, 2% of the loan amount, which is industry standard. There are no trailing costs or fees.

Q: I’d like to invest US$ 500,000 in NNN Commercial properties

DK: Please contact us so we can put you in touch with our commercial mortgage specialist.

Q: Do you guys provide guidance on what the best areas to purchase are? Do you help calculate the return on investment?

H&T: Yes, we provide the detailed research steps and criteria on where to purchase in our Remote Rentals Masterclass. We cannot spell it out all here because it takes a few hours to go through everything. In the class, we also have a whole module to teach how to calculate your return on investment holistically, explaining all the expenses you need to take note of and where to find the estimates. We strive to equip all attendees with the specific know-how to hit the ground running after completing the masterclass.

Q: Some countries have a lot of issues with contractors, such as bad quality and difficulty finding contractors due to resource limitations. What are your current estimates of the availability and quality of the contractors in the U.S.?

H&T: As you correctly pointed out, there will be bad contractors in any country. Even in Singapore, we have heard multiple stories of contractors falling behind timelines or even scams (disappearing after collecting payment). It is the same in the U.S. or any country; you need to take precautions when choosing and paying your contractors. For example, choose licensed contractors who are referred by people you trust and spread out the payment schedule, loading more weightage at the back rather than the front.

Q: What are the tax implications for capital gains in America? What are the tax implications on rental income (for a business or for an individual)

 Is it best to buy under a company or personal name for legal and financial benefits?

H&T: Rental income will be taxed as per any U.S.-based income in the U.S. However, there are several legal expenses recognized by the IRS that you can use to expense off your rental income and reduce your taxable income; you can read the IRS website or check out Google/YouTube, which has much content related to this. 

Regarding capital gains tax, this is a long topic, but in short, this will occur if you sell a property. We are in the buy-&-hold game to build passive income, not sell. If you do choose to sell or flip, you can read up on the 1031 Exchange, which allows you to defer capital gains tax if you pump the capital into another property investment.

On the last question, we recommend buying properties under a U.S. LLC instead of your own name for liability purposes.

Q: What is the interest rate?

DK: Interest rates can vary based on the property’s value, your downpayment, and how you qualify. Please contact us directly for more personalized information. We’re here to help!

Q: Questions for AM – Again, for the AM Rental Coverage+ Loan, any tips on how we can get the best interest rates from you? Thank you.

DK: Absolutely! To secure the best interest rates for the AM Rental Coverage+ Loan, you may want to consider increasing your down payment or leveraging existing equity. This can positively impact your loan terms, including the interest rate.

Q: Do you finance Multi-family apartments? 

DK: Once you have more than 4 units per property, it becomes a commercial or multi-family. We offer loan programs for all multi-family from 2 units to 400+ units. Please contact us so we can put you in touch with our commercial mortgage specialist.

Q: What if rental income is equal to the 25% down payment? Can I use it as equity? 

DK: We get this question often; on a refinance or equity release, it is perfectly fine. On a purchase, we need to see there is “skin in the game” when buying an investment property. The minimum down payment of 25% is based on the appraisal value or purchase price, whichever is lower. 

Q: Can you finance more than $3M? 

DK: Yes, we can, although the LTV may be reduced from 75%. The largest transaction we have completed was $112M.

Q: Can I do everything entirely remotely?

H&T: Yes, you can! Our Remote Cashflow Rentals Masterclass’ goal is to teach how to do everything remotely.

Q: Do you use an LLC as the legal entity to own the properties? Do you have any insights on what state to incorporate the LLC? Or do you own the properties in your names directly as individuals

H&T: We recommend buying properties under a U.S. LLC instead of your own name for liability purposes. We recommend starting the LLC in the state that you have chosen to invest in. While it is not impossible to start an LLC in a different state from your properties, there will be more legal and tax complications and costs. We understand that if you read about this online, many sources will recommend setting up an umbrella LLC in states like Wyoming. We are not against this but assessed that this can be done at a later stage after owning a substantial portfolio instead of bearing the additional costs and paperwork at the start.

Q: If I buy with cash…how fast can I refinance?

DK: You can refinance and release equity immediately. However, you’d need to use the purchase price value. If you wait 6-12 months, you will be able to use any appreciation or after-renovation value.

Q: Do you have to file 1040NR tax forms?

DK: If you’re a U.S. citizen qualifying with tax returns, you will need to provide two years of your U.S. tax returns. There are loan programs that do not require tax returns and use only the rental income of the property to qualify.

Q: What are your fees, and do you handle/assist with the Real Property taxes that we need to pay in the U.S.?

DK: We normally charge a success fee of 2%. Property taxes, along with hazard insurance, are normally wrapped into the monthly mortgage payment and paid on your behalf by the mortgage company/servicing agent.

Q: Since it would be my first time investing in the USA market, are you able to support me with recommendations or some consultation services on how to get started or which locations to look at? Or is it purely up to us?

H&T: This is exactly what we teach in our Remote Cashflow Rentals Masterclass! In the class, we will teach you how to choose good markets so that you can do it yourself without us, but we will also share where we invest and be glad to connect you with our team if you choose to invest in the same areas.

Q: What expenses or costs can we expect when owning a property in the U.S.?

H&T: Absolute Costs vary state by state, but principally the costs we have are: (1) Mortgage, (2) Property Management Fees, (3) Property taxes, (4) Property Insurance, (5) Maintenance and Repairs, and one should always buffer for vacancies. There are other non-property-related costs that you need to pay to run a business in the US, for example, (1) CPA/Book-keeping fees, (2) Income Taxes, (3) Mailbox costs, etc.

Q: How much does that independent appraisal cost? And is it for both the value of the property and rental appraisal?

H&T: In most cases, you will need a new appraisal. It protects the lender and also potentially gives you a higher valuation, hence giving you a better, lower interest rate.

Q: What are your initiation expenses? Between high setup costs and higher interest rates, non-bank sources are just too expensive to use.

DK: There is no cost to get approved for a mortgage loan. It’s also very quick, normally within 72 hours. Interest rates depend on a variety of factors. However, we do not mark up any rates due to our clients being non-residents. These are market-rate mortgages. We have hundreds of loan programs with an approval rate of 97%. Banks have only their loan programs, which need to meet bank underwriting guidelines.

Q: Do you need to do an independent appraisal again to refinance or cash out?

DK: In most cases, you will need a new appraisal. It protects the lender and also gives you a higher valuation, hence giving you a better, lower interest rate.

Q: Can you please repost the masterclass info

H&T: https://academy.bytesizedinvestments.com/rcrmasterclass/

Q: Are you the mortgage broker or lender?

DK: We are both. We are a direct lender, but if our in-house loan programs are not the best option for the client, we have the option to broker it to lenders who, like us, understand this type of mortgage lending.

Q: Tracy and Han, do you fix the property/upgrades yourself? Or do you do it remotely via a contractor?

H&T: No, we don’t handle the property fixing or upgrades ourselves. We prefer to oversee these tasks remotely through contractors. We’ve found that it’s more efficient and allows us to focus on other aspects of our investments. Our property manager often handles minor repairs and maintenance, but we hire general contractors for larger renovations.

Q: How much do I need to get started on average?

H&T: As the U.S. is really big and non-homogenous, there is no one-size-fits-all. Costs vary from state to state. There are houses as affordable as US$30,000 that cashflow. But they may not be in the best city or neighbourhood for growth. We are currently looking at purchases from US$150k – US$200k. With a 70% LTV from GMG, that would mean your downpayment in cash of $45k to US$60k. Still pretty affordable.

Q: Is it worth it to fly there and fix up the properties yourself?

H&T: No, it’s not worth it for us to fly to the properties and fix them up ourselves. We’ve intentionally set up our investment strategy to be remote-based. Our goal is to achieve a certain lifestyle that prioritizes time, freedom, and flexibility. We’ve developed processes to ensure that we can oversee renovations and repairs remotely, leveraging technology and our property manager’s assistance.

We’ve structured our investments with the understanding that scaling to multiple properties would make frequent travel unsustainable. Additionally, many aspects of property maintenance, such as electrical work, require specialized expertise that we don’t possess. It’s more efficient and effective for us to hire professionals for such tasks.

Q: Won’t you worry that the contractors will take advantage of you with the materials? Over-order and overcharge?

H&T: Concerns about contractors overcharging for materials are valid, but we’ve developed strategies to mitigate this risk. One approach is to do our own research on material costs by checking reputable sources like Home Depot or Lowe’s websites. This allows us to have a clear understanding of what prices are reasonable before engaging with contractors. If we notice discrepancies between the prices quoted by contractors and those we find online, we’re not hesitant to bring it up and negotiate. Transparency is key in our relationships with contractors, and they’re generally receptive to discussing pricing based on market standards. By staying informed and assertive, we can ensure that we’re not being taken advantage of and that our projects stay within budget.

Q: How does refinancing work regarding timing (is it realistic to refinance after 12 months, etc, and cost)? For example, will my financial situation change, or will the U.S. Feds reduce interest rates by 1.5% over the next 12 months?

DK: If interest rates decrease, we can easily give you a breakeven point to see if refinancing makes sense. Remember, we are with you for the long haul, not just a single transaction. We want to be your partner in your journey as a U.S. real estate investor.

Q: Do you or your property manager screen the tenants?

H&T: In our case, we rely on our property manager to handle tenant screening. Property management is a specialized profession in many countries, such as the U.S., the U.K., and Australia. These professionals are qualified to handle various aspects of property management, including leasing and tenant screening.

Our property manager handles everything from leasing the property, screening tenants, getting leases signed, collecting rent, and handling repairs. They are essentially our hands and legs on the ground, ensuring that the property runs smoothly without us needing to be directly involved in day-to-day issues.


MORTGAGE ALERT: New loan program – AM Rental Coverage Plus

Overseas Mortgages Lenders

We absolutely LOVE the unique advantages the U.S. mortgage market has to offer over any other country. However, we get even more excited when we launch a new mortgage loan program such as the AM Rental Coverage Plus! 

As a company, we focus on providing our foreign national and U.S. expat clients with the most comprehensive mortgage programs available. America Mortgages wants to be your long-term partner on your real estate investment journey. Whether you’re looking to refinance an existing U.S. property or build a real estate portfolio for retirement or legacy, we are with you every step of the way. 

Before introducing AM Rental Coverage Plus, let’s break down the advantages America Mortgages currently offers to their clients;

  • No age restrictions on loan tenure: Maximize your yield potential with 30–40-year amortization. Regardless of whether you are 19 or 99, you can qualify for the longest tenure possible. (This is a U.S. government anti-discrimination policy)
  • No limit on the number of properties owned with maximum LTV financing: We understand building a real estate portfolio requires leverage. America Mortgages’ loan programs allow you to obtain the maximum LTV available regardless of the number of properties owned.
  • 40-year loan program with 10-year fixed interest only: America Mortgages features a 40-year amortization on many of our loans. The 10-year interest-only option is a fantastic way to lock in a long-term fixed rate with the flexibility to keep it for 40-years without seeing any adjustment in rate. Rates go up, your payment remains the same. Rates go down; refinance into a lower rate or stay with the comfortable payment you have locked in. It’s that flexible!
  • Refinance when rates go down: When rates decrease, your America Mortgages loan officer will analyze the lower rate options and present a clear and concise proposal that shows a breakeven point for any costs incurred in the refinance. 
  • Loan programs in all 50 U.S. states: Our loan programs are available in every city and state. Want to buy a condo on the beach in Waikiki, Hawaii, or refinance a single-family home in Houston, Texas — We have loan programs.
  • No U.S. credit required: Our loan programs do not require the borrower to have U.S. credit. We’re able to use your home country credit if available. If you don’t have a credit reporting agency in your home country, no problem – speak with one of our U.S. loan officers for an exception. We do it all the time.
  • U.S. expat loans with no W2 and foreign earned income: Are you a U.S. expat and feeling the frustration of no W2 or foreign earned income? These are not problems for America Mortgages. For U.S. expats, we make it as easy as if you were living and working in the U.S. and walking into your local bank. There is no premium in pricing, and it’s truly that easy.
  • Free pre-approval letters in 72 hours: The first thing we recommend for anyone looking to purchase a property is to get pre-approved. This is for a couple of reasons: 1) You should fully understand and be comfortable with the mortgage loan term and tenure you’re obtaining 2) You will need a pre-approval rate before any offer on U.S. property will be taken seriously. Don’t have a realtor? No problem: our comprehensive and complimentary realtor referral program can place you with a vetted and qualified realtor all around the U.S.

Now to the exciting part…AM Rental Coverage Plus!

America Mortgages has common sense underwriting loan programs, including loan programs that allow our clients to qualify only on the rental income of the property and not personal income. This is how commercial cash-flowing mortgages have been underwritten for years, and it makes perfect sense. The property is being purchased as an investment, and the rent from this investment will be used to pay the monthly mortgage debt. The standard ratio has been 1:1. This means if the rental income is sufficient to cover the mortgage payment, taxes, and insurance on a one-to-one basis, the loan qualifies. This is fantastic. However, this doesn’t take into consideration that mortgage rates tend to be fixed, and rental rates increase. Until now …

Introducing AM Rental Coverage Plus, which allows you to qualify on a 0.75:1 ratio. In simple terms, as long as the rent covers 75% of the mortgage payment, taxes, and insurance, the loan qualifies. It just makes sense!

Here’s a simple example:

Rent: $750/month

Mortgage payment (tax, insurance) $1,000/month

Ratio: .75:1 (75% rental coverage)

Approved: YES!

For more information on the AM Rental Coverage Plus loan program, as well as our other America Mortgages loan programs, please email [email protected] or schedule an appointment to speak with one of our U.S. loan officers today.

America Mortgages only works with foreign nationals and U.S. expat investors; this is all we do, and no one does it better. Whether you’re a seasoned investor or just starting to build your portfolio, our loan programs open doors previously closed to many. Seize this opportunity and discover how America Mortgages can be your steadfast partner in realizing your real estate dreams. Contact us today to learn more and embark on your journey to financial success.

Top 5 U.S. Record-Smashing Luxury Home Sales of 2023

Buy House In USA

Despite the overall decline in home sales in 2023 due to increased interest rates, high-net-worth U.S. real estate investors remained active in the luxury market. In the third quarter of 2023, the luxury market outpaced the mainstream market, growing three times faster. According to Jason Aleem, Redfin’s Senior Vice President of Real Estate Operations, paying cash “helped wealthy buyers weather the storm of high mortgage rates.” A recent Redfin report noted that 42.5% of luxury homes sold in the third quarter of 2023 were purchased outright in cash, “others are choosing to take on a higher rate and refinance later – an expensive option that isn’t feasible for a lot of lower-income consumers,” Aleem explained. 

We’ve compiled the top 5 record-smashing luxury sales based on Jonathan Miller, President and CEO of appraiser Miller Samuel’s annual list.

Notably, 2 of the 5 properties were located in Palm Beach, Florida. This highlights Palm Beach County in South Florida as a consistent and attractive investment destination for luxury property investors. The real estate market in the region is robust, with luxury properties demonstrating a history of appreciation over time.

1. $190 million – 27712 Pacific Coast Highway, Malibu California

Pacific Coast Highway, Malibu California
Source: Zillow

Beyoncé and Jay-Z set a new record in California real estate with their recent purchase. The property, designed by Tadao Ando, includes 7 bedrooms and 11 bathrooms, sits on 8 acres, and features a private beach and an infinity pool overlooking the Pacific Ocean.

2. $170 million – 589 North Country Road, Palm Beach, Florida

North Country Road, Palm Beach, Florida
Source: Addison Development Group

The property, spanning 24,131 square feet, boasts 8 bedrooms and 12 bathrooms. Situated on 1.6 acres, it includes 150 feet of direct oceanfront. This off-market sale involved Robert Stiller, founder of Green Mountain Coffee Roasters, and luxury car dealer Michael Cantanucci. Stiller and his wife reportedly purchased this property for $25 million a decade ago, illustrating South Florida’s remarkable property appreciation.  

3. $155 million – 1495 North Ocean Boulevard, Palm Beach, Florida

North Ocean Boulevard, Palm Beach, Florida
Source: Zillow

Estée Lauder cosmetics founder William Lauder purchased this 2.7-acre oceanfront property in an off-market sale from the widow of Rush Limbaugh. The property has 5 bedrooms, 20 bathrooms and 4 guest houses, with approximately 250 feet of ocean frontage and direct access to the beach. Limbaugh had initially purchased the property in 1998 for $3.9 million, serving as a testament to South Florida’s property value appreciation. 

4. $138.8 million – 499 Indian Field Road, Greenwich, Connecticut 

Indian Field Road, Greenwich, Connecticut
Source: Sotheby’s International Realty

Hedge fund billionaire Ray Dalio acquired the 50-acre property, boasting 8 bedrooms and 10 bathrooms. With nearly a mile of waterfront offering views of Long Island Sound, the property includes luxury amenities like a 75-foot heated swimming pool, tennis court, and two private beaches.

5. $112.5 million – 700 Meadow Lane, Southampton, New York

Meadow Lane, Southampton, New York
Source: Trulia

Nestled on 8 acres between the Atlantic Ocean and Shinnecock Bay, this 15,521-square-foot property boasts 500 feet of ocean frontage, offering stunning water views from every room. With 11 bedrooms and 12 bathrooms, it includes amenities like a private boardwalk to the beach, an indoor gym, and basketball and tennis courts. 

America Mortgages – HNW Foreign National and U.S. Expat Mortgage Experts

At America Mortgages, we specialize in assisting foreign nationals and U.S. expat investors in securing financing for luxury real estate ventures in the U.S. Our commitment to streamlining the financing process for foreign nationals and U.S. expats sets us apart. For our high-net-worth clients, we provide flexible lending options, including fixed interest-only loans and loans with non-traditional income documentation – suitable for entrepreneurs and business owners.

Join us in exploring the robust luxury real estate market with practical solutions tailored to your financial goals. Visit www.americamortgages.com or reach out to us at [email protected] to steer your real estate journey.

A Secret Strategy Top Real Estate Investors Use

Top Real Estate Investors

A secret many wealthy U.S. real estate investors use is the practice of holding properties within an LLC. 

Using an LLC to hold real estate for investments has almost become a given with many tax benefits, liability protection, and acceptance by lenders. If you think about it, any company earns revenue, and in this case, LLC’s revenue comes from the rental income of the property. Also, like any company, you have operating expenses related to running the company (your company-related tax deductions) – more on this later. 

In this article, we’ll break down how an LLC operates and dive into the advantages of opting for an LLC when dealing with rental properties.

Opening an LLC

An LLC not only shields you from liabilities but also brings in tax advantages. This offers a seamless and flexible approach to handling your investment efficiently.      


  1. Choose a State:
    Decide in which U.S. state you want to establish your LLC. Each state has its own rules and regulations regarding LLC formation.
  2. Name Your LLC:
    Choose a unique and compliant name for your LLC. It should comply with the naming rules of the state.
  3. File Articles of Organization:
    Submit the required paperwork, usually called the Articles of Organization, to the appropriate state agency. This is often the Secretary of State’s office.
  4. Operating Agreement:
    While not always required, it’s advisable to create an operating agreement that outlines the structure and operation of your LLC.
  5. Obtain an EIN:
    Apply for an Employer Identification Number (EIN) from the IRS. This is like a Social Security Number for your LLC and is necessary for tax purposes. 
  6. Bank Account:
    Once your LLC is approved, you can open a business bank account. While banks do not help in the formation of the LLC, they are crucial for managing your LLC’s finances.

The benefits of using an LLC to hold a rental property

  1. Single or Multiple Members Allowed
    An LLC allows for flexibility in membership, accommodating either a single member or an unlimited number in a multi-member LLC. This flexibility enables individual investors to enjoy an LLC’s benefits and protections. However, if the LLC is treated as an S-Corporation for tax purposes, there is a 100-member limit.
  2. Pass-Through Entity for Tax Purposes
    An LLC is treated as a pass-through entity for tax purposes, meaning profits or losses flow through to each member based on their ownership percentage. Members report income or loss on individual tax returns and pay taxes based on personal income tax rates.
  3. Flexible Pass-Through Structure
    While LLC profits and losses are generally distributed based on ownership percentages, members can agree to a different allocation in the operating agreement. For instance, a member in a higher tax bracket might seek a larger percentage of the depreciation expense for a more substantial tax write-off.
  4. Management Flexibility
    The operating agreement of an LLC can be tailored to allow management flexibility. For example, one member with property management expertise may handle daily property details, or the operating agreement may mandate that all members vote on significant decisions like refinancing or sale of the property.
  5. One LLC for Each Rental Property
    Many investors opt to establish a separate LLC for each rental property they own. This adds an extra layer of protection by isolating potential claims against one property from the entire real estate portfolio for those with multiple rental properties. 
  6. Contribution of Personal Assets
    Members have the option to contribute personal assets, such as real property or funding, to an LLC. The LLC can also pay reasonable interest to members for loans until the borrowed money is fully repaid.
  7. Easy Transfer of LLC Interests
    Shares in an LLC may be sold or transferred to new members based on the terms outlined in the operating agreement. Real estate held under an LLC can remain within the LLC’s control even when under new members.
  8. Professional and Business-Like Image
    Holding rental property under an LLC provides real estate investors with a more professional business appearance. This could enhance credibility with tenants, lenders, and vendors.
  9. Inexpensive and Straightforward Formation
    Depending on the state forming an LLC can be a relatively simple and cost-effective process, from $50 to a few thousand, depending on the state. 

Certain states impose a minimum annual LLC tax, require annual reporting fees, and may necessitate payment of registered agent fees to an agent for service of process in the state where the property is located.

Choosing an LLC to hold a rental property can shield an investor’s personal assets in case of a lawsuit. Typically, in a legal dispute, only the business assets would be at risk, offering a protective barrier for personal belongings.

What is the best state to form an LLC in? 

While forming an LLC in your home state is typically advantageous, there are exceptions for non-residents and specific LLCs. Non-U.S. residents have the flexibility to choose any state, with Wyoming and Delaware being recommended options. For real estate LLCs, the “home state rule” doesn’t apply. According to doola.com, Delaware provides business owner anonymity, as it doesn’t require the owner’s name on entity formation documents. Wyoming allows listing a “nominee” as the LLC owner for added privacy.

Pre-Approval Process

Launch your U.S. real estate investment journey confidently with America Mortgages’ 72-hour pre-approval process. Our team simplifies required documentation and timeframes, providing solid assurance. House shopping is much easier when you have an official lender pre-approval.

Tax Considerations

Effortlessly navigate tax complexities with America Mortgages’ tax partners. Understand all the tricks that billionaire real estate investors use to minimize tax liability and maximize profit potential. Consult with our tax professionals for an optimized strategy.

Property Management

Ensure remote property maintenance with America Mortgages’ property management partners. Our team connects you with reliable day-to-day management, offering peace of mind even when you’re not physically present.

Legal Assistance

For smooth transactions as a foreign investor, legal advice is crucial. America Mortgages connects you with experienced professionals for essential guidance.

Property Insurance

Protect your property with suitable insurance through America Mortgages’ trusted partners. Obtain the right coverage for a well-structured risk management strategy, ensuring peace of mind for your investment.

Stay Informed

Stay updated on U.S. real estate changes and regulations affecting foreign investors. Continuous education is essential for informed decision-making and adapting to evolving market conditions.

Navigate your U.S. real estate investment journey with America Mortgages. Together with our partners, we provide comprehensive support from swift LLC formation and a 48-hour pre-approval process to tax expertise and reliable property management. Let us guide you in developing clear exit strategies and staying informed about market changes. Trust America Mortgages for a seamless and informed U.S. real estate investment experience. Contact us today at[email protected] for a seamless investment experience.


How Can Singaporeans Obtain a U.S. Mortgage?

Mortgage For US Expats

Singapore is known for academics and education, with many high school graduates attending the best universities in the world!

Similarly, the U.S. is known for having most of the top global universities.

Singapore currently has 21,666 students studying abroad, according to UNESCO, and according to a recent Open Door report, Singapore had 3,901 students studying in the U.S. – a record number!

A typical Asian family will want to explore owning a property near the university the child will be attending – as a place to stay when visiting or if the student prefers not to stay in the dormitory.

After graduating, the property’s value often goes up. It might be enough to pay for college, or parents might choose to give the property to their child if they plan to work in the U.S. before returning home. This allows the child to build credit, something very important in the U.S.

However, not many can pay for a home with cash and just give up when they assume that obtaining a mortgage is not available. 

Contrary to what you may think…..

  • You CAN get a mortgage as a non-U.S. citizen or Expat living in Singapore
  • You DO NOT need U.S. credit or residency
  • You CAN QUALIFY based on your Singapore income OR by using the rental income of the U.S. investment property   
  • You CAN get market-interest rate mortgages while living in Singapore 
  • You CAN sign the closing documents at the embassy on Napier Road

Actually, we are the world’s first and only U.S.-based mortgage broker with offices in Singapore, right on Telok Ayer. Come visit us for coffee! 

Let us guide you through this process from: 

  • Introducing you to a realtor
  • Helping you screen for the best locations to buy
  • Setting up your LLC
  • Discussing the benefits of using an LLC
  • Introducing you to a property manager

[Must Sign Up!] A Singapore Couple’s Path to Financial Freedom through U.S. Real Estate Investing! 

Meet Han and Tracy, an incredible couple from Singapore who made a bold move – they left behind their regular 9-5 jobs after successfully diving into the world of U.S. real estate. Now, proud owners of 12 cash-flowing properties, achieved through strategic moves in just three years, they’re here to share their story.

Register for our exclusive webinar “Singapore Couple’s Journey to Financial Freedom through U.S. Real Estate Investing,” on January 18th at 6:30 PM SGT. Join Han and Tracy as they unravel the details of their transformative journey. Learn the secrets of how this dynamic duo achieved financial freedom through their savvy investments in U.S. real estate. Don’t miss out—reserve your spot now!

AM Student+ 

Investing in your child’s future just got easier. America Mortgages’ Student+ loan program removes the financial barrier for parents who want to purchase a property in the U.S. for their children’s education. This innovative program allows parents to qualify for a loan using the projected rental income of the property, eliminating the need for a U.S. credit history. This means that even parents who are new to the U.S. can provide their children with a safe and comfortable place to live while they study.  

With America Mortgages’ Student+ loan program, parents can invest in their children’s future and build wealth at the same time. The program’s flexible terms and competitive rates make it an attractive option for investors. Contact us today to learn more about this unique program and start investing in your child’s bright future.

[email protected]