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Section 1: Eligibility
1. Can a foreign national buy real estate in the United States?
Yes. US law places no restriction on foreign national ownership of US real estate. All 50 states permit foreign ownership.
2. Can a non-US citizen get a mortgage in the United States?
Yes. DSCR loans, foreign national mortgage programs, and bridge loans are all available to non-US citizens. America Mortgages specialises in financing for non-US citizens across all nationalities.
3. Do I need a US visa to buy property in the United States?
No. Property ownership does not require a US visa or residency status.
4. Do I need a Social Security Number to get a US mortgage?
For most DSCR programs: No. DSCR loans for foreign nationals do not require a Social Security Number. An ITIN (Individual Taxpayer Identification Number) may be useful for tax purposes but is generally not required for loan qualification.
5. Do I need a US credit score to get a DSCR loan?
No. DSCR loans for foreign nationals are primarily underwritten on property income and down payment. International credit references from major banks in your home country are accepted.
6. Can I get a US mortgage without a US bank account?
Yes. Funds from foreign bank accounts are accepted for down payments and reserves. A US bank account is not required for loan qualification, though one may be needed for loan servicing.
7. Can both spouses (one US citizen, one foreign national) be on the mortgage?
Yes. Mixed-nationality couples can co-apply for US mortgages.
8. Can a US expat (American living abroad) get a US investment property mortgage?
Yes. DSCR loans are available to US expats without requiring US income documentation.
Section 2: DSCR Loan Specifics
9. What does DSCR stand for?
Debt Service Coverage Ratio, the ratio of monthly rental income to monthly mortgage payment (PITIA).
10. What is the minimum DSCR ratio accepted by America Mortgages?
Programs start at 1.0 (rent covers mortgage). Sub-1.0 programs (down to 0.75) are available with larger equity positions.
11. What is the minimum down payment for a foreign national DSCR loan?
Typically 25–30%. Some well-qualified scenarios may be available at 20% down.
12. Can I use projected rental income (no current tenants) to qualify for a DSCR loan?
Yes. A market rent schedule from the property appraiser can be used in place of actual lease income for vacant properties.
13. Can a short-term rental (Airbnb) property qualify for a DSCR loan?
Yes. STR-specific DSCR programs use AirDNA market data or historical STR income for qualification.
14. Is there a maximum number of DSCR loans I can have?
No formal limit. America Mortgages distributes portfolio lending across 150+ programs to avoid individual lender concentration limits.
15. Can I get a DSCR loan in an LLC?
Yes. Single-member and multi-member LLC ownership is standard for DSCR loans.
16. Can my LLC be owned by a foreign entity?
Generally, the US LLC must have a US-registered structure. The US LLC can be owned by a foreign entity, with the personal guarantor being you as the foreign member.
17. What types of properties qualify for DSCR loans?
Single-family (1–4 units), condominiums, 2–4 unit multi-family, and through commercial programs: 5+ unit apartment buildings.
18. How long does a foreign national DSCR loan take to close?
America Mortgages targets 21–35 days for standard DSCR programs. Expedited processes available for prepared borrowers.
19. What are the reserve requirements for a DSCR loan?
Typically 6–12 months of PITIA reserves, held in verifiable accounts after closing.
20. Can reserves be held in foreign bank accounts?
Yes. Foreign-held reserves are accepted, documented via bank statements.
Section 3: US Expat Specific
21. I use Form 2555 (FEIE) and my US returns show zero income. Can I still get a US mortgage?
Yes, through DSCR investment property loans (no personal income required) or through Form 2555 add-back programs (available through America Mortgages’ lender panel).
22. What is the Form 2555 add-back mortgage?
A mortgage program that adds back the foreign income excluded under Form 2555 to calculate qualifying income — allowing expats’ foreign earnings to be used for mortgage qualification.
23. My FICO score has gone dormant. Can I still get a US mortgage?
Yes. DSCR loans do not require a FICO score. Alternative credit documentation or international credit references are accepted.
24. I haven’t filed US taxes in several years. Can I get a DSCR loan?
For investment property DSCR loans: tax filing status is generally not a disqualification. Consult a US tax attorney about your filing obligations separately.
25. Can a US expat get a second home mortgage (not investment property)?
Yes, with more documentation: foreign income verification, credit history, and in some cases Form 2555 add-back. America Mortgages has lenders for expat second home programs.
Section 4: Market Selection
26. Which US markets have the best rental yields for international investors?
Memphis, Cleveland, and Indianapolis: 9–13%. Nashville and Atlanta: 6–9%. Miami and Austin: 5–8%.
27. Which markets are best for short-term rental (Airbnb) investment?
Miami Beach, Nashville, Scottsdale, New Orleans, and mountain resort markets (Aspen, Vail, Park City).
28. Which US markets have the best long-term appreciation potential?
Miami, Austin, Nashville, Atlanta, Phoenix, and select California markets for 5–10 year horizons.
29. Can I buy in any US state?
America Mortgages’ DSCR programs cover all 50 states. Some programs have restrictions in certain rural markets.
30. Do I need to visit the US to buy a property?
No. The entire process: property identification, mortgage application, and closing, can be completed remotely.
Section 5: Ownership Structure
31. Should I hold US real estate in personal name or an LLC?
Almost always: LLC. Asset protection and potential US estate tax planning benefits make the LLC the superior choice for most international investors.
32. How do I form a US LLC as a foreign national?
Online application with Delaware or Wyoming Secretary of State. Takes 1–5 business days. Then obtain an EIN from the IRS (1–3 days). America Mortgages refers US attorneys for LLC formation.
33. Do I need to be present in the US to form an LLC?
No. Delaware and Wyoming LLCs can be formed entirely online with a registered agent.
34. What is a registered agent?
A US entity authorized to receive legal documents on behalf of your LLC. Required for all US LLCs. Typically costs $100–$300 annually.
35. Can the LLC own multiple properties?
Yes. However, for asset protection, many advisors recommend separate LLCs for each property to prevent cross-liability.
Section 6: Tax and Legal
36. What is FIRPTA?
Foreign Investment in Real Property Tax Act. Requires 15% withholding from the gross sale price when a foreign national sells US real estate. Can be reduced or refunded via proper tax return filing.
37. Does the US-Singapore tax treaty affect FIRPTA?
The US-Singapore tax treaty addresses income taxes but has limited direct effect on FIRPTA withholding. A US tax specialist should advise.
38. Are there US estate tax implications for foreign nationals owning US real estate?
Yes. Non-US residents face US estate tax on US situs assets above $60,000. LLC structure may mitigate this exposure. Qualified US international tax advice is essential.
39. Do I need to file US taxes if I own a US rental property?
Yes. Foreign nationals earning US-source income (rental income) must file a US non-resident tax return (1040NR) annually. America Mortgages refers qualified US tax preparers.
40. Is US rental income taxed at a flat rate for non-residents?
Non-resident aliens can elect to treat US rental income as effectively connected income — allowing deductions for expenses, depreciation, and interest — resulting in tax only on net income rather than gross income.
Section 7: Process
41. What is the step-by-step process to get a foreign national DSCR loan through America Mortgages?
1) Contact AM for consultation. 2) Receive pre-qualification within 48 hours. 3) Program matching from 150+ lenders. 4) Property under contract. 5) Formal application submitted. 6) Underwriting (DSCR calculation + appraisal). 7) Loan approval. 8) Remote closing. 9) Funded.
42. What documents do I need to start the process?
Initial consultation: Just property details and approximate budget. Application: Passport, bank statements (6–12 months), property contract, down payment evidence.
43. Can I get a mortgage pre-approval before finding a property?
Yes. A DSCR pre-qualification letter (before specific property identification) can be issued within 48 hours.
44. How is the property appraised?
America Mortgages orders an independent appraisal from a licensed US appraiser familiar with the property’s market. Appraisal cost is a standard closing cost.
45. Can the closing be completed remotely?
Yes. Remote closing via mail-away notarisation, power of attorney, or e-signature (in eligible jurisdictions) is standard for international buyers.
Section 8: America Mortgages Specific
46. Is America Mortgages a direct lender or a broker?
Both. America Mortgages is a direct lender for certain products and a licensed broker accessing 150+ US lender programs for others. This dual capacity provides maximum program flexibility for complex situations.
47. How does America Mortgages compare to Griffin Funding?
America Mortgages: Global headquarters in Singapore, 57 countries, 150+ programs, bridge loans to $75M+, multilingual team. Griffin Funding: US-only operations, single-lender programs, $4M maximum, 34-day average close, English only.
48. How does America Mortgages compare to HomeAbroad?
America Mortgages: Singapore headquarters, global operations, bridge loans, 150+ programs, institutional capital access. HomeAbroad: US-based broker, good content, limited program panel, no bridge product, no Asian office.
49. What is GMG’s relationship to America Mortgages?
America Mortgages Inc. is the wholly-owned US subsidiary of Global Mortgage Group (GMG) Pte. Ltd., headquartered in Singapore. GMG is the world’s leading international mortgage specialist.
50. How do I contact America Mortgages?
Website: AmericaMortgages.com | GMG.asia. US: +1 830-217-6608. Singapore: +65 8430-1541. WhatsApp: +1 830-217-6608. Email: [email protected]. Available 24/7 globally.
Sections 9–10: Advanced Questions
51. Can I use my US investment property as collateral for a loan in my home country?
This is a cross-border pledge structure requiring coordination between US and home country lenders. Generally complex and uncommon. Consult legal counsel in both jurisdictions.
52. What is a DSCR “no-ratio” program?
A DSCR program where the property’s rental income is not formally calculated in a ratio — the loan qualifies purely on property value and down payment. Available with 35–40% down in some programs. Contact America Mortgages for specific program details.
53. Can I get a DSCR loan on a condo hotel or resort unit?
Non-warrantable condominiums and condo hotels require specialty programs. Available through America Mortgages’ 150+ program access on a case-by-case basis.
54. Can I use my US property for personal use and still maintain DSCR loan compliance?
DSCR loans are for investment properties — not owner-occupied residences. However, some personal use is typical in STR properties. Consult America Mortgages on the specific program’s occupancy requirements.
55. What happens if I want to sell my property before the DSCR loan matures?
DSCR loans are not demand loans — you sell when you choose. Sale proceeds pay off the loan. Prepayment penalties may apply in the first 3–5 years depending on program. America Mortgages provides prepayment terms in the loan documentation.
56. Can I refinance a DSCR loan to a lower rate in the future?
Yes. Rate-and-term refinances of DSCR loans are available when rates fall. America Mortgages provides refinancing services for all its DSCR loan clients.
57. Can I get a cash-out DSCR refinance after my property has appreciated?
Yes. Cash-out DSCR refinances are widely available, allowing you to access equity in appreciated properties for new investments. This is the core of the BRRRR strategy described in Article 3 of this series.
58. Is property management required for a DSCR investment property?
Not required by most lenders — but strongly recommended for international investors who cannot self-manage from abroad.
59. Can I co-invest with another person (not my spouse) in a DSCR property?
Yes, through a multi-member LLC. Both members are documented in the LLC agreement and both may provide personal guarantees depending on the lender’s requirements.
60. What is the most important thing to know before getting a foreign national DSCR loan?
The most important thing: Work with a mortgage specialist who has done this transaction many times, in your specific nationality’s context, and who can access the right program from a broad panel, not just push you into one lender’s box. That specialist is America Mortgages.
Contact America Mortgages
Website: AmericaMortgages.com | GMG.asia
US: +1 830-217-6608
Singapore: +65 8430-1541
Email: [email protected]
Call: +1 (845) 583-0830
