Built for Borrowers Who Live Abroad
Unlike DSCR lenders that quietly require an SSN or U.S. residency, we specialize in foreign nationals and U.S. expats. No U.S. residency and no U.S. credit history are required, and foreign credit is accepted.
DSCR Mortgage — Foreign Nationals & U.S. Expats
DSCR Loans for Foreign Nationals & U.S. Expats
Finance U.S. rental property on the income the property earns — not the income you earn. A DSCR (Debt Service Coverage Ratio) loan qualifies on the property's rent, so foreign nationals and U.S. expats can purchase, refinance or release equity on U.S. investment property without U.S. credit, U.S. tax returns or a Social Security Number.
Reviewed by Robert Chadwick, CEO | Co-Founder, America MortgagesUpdated 30 July 2026
42+ five-star reviewsForeign nationals and U.S. expats of 57 nationalities finance U.S. rental property with America Mortgages — a direct lender and super-broker, NMLS 2810389 (America Mortgages Nationwide) — not a call center.
Why investors trust America Mortgages
- approval rate
- 97%approval rate
- funded
- $1B+funded
- nationalities financed
- 57nationalities financed
- mortgage programs
- 150+mortgage programs
What Is a DSCR Loan — and Can a Foreign National Get One? Yes.
A DSCR loan qualifies a rental property on its own cash flow — the rent it earns — instead of your personal income. Foreign nationals and U.S. expats can use one without U.S. credit, U.S. tax returns or a Social Security Number.
DSCR stands for Debt Service Coverage Ratio. The lender divides the property's gross monthly rent by its monthly PITIA — Principal, Interest, Taxes, Insurance and any HOA/Association dues. A DSCR of 1.00 means the rent exactly covers the payment; above 1.00 means the property cash-flows positively. Because the property qualifies itself, there are no pay stubs, no W-2s, no tax returns and no debt-to-income calculation.
That structure is why DSCR is the single most-used product for international investors. The barriers that stop foreign nationals and U.S. expats at a conventional bank — no U.S. credit file, no SSN, foreign income the bank can't verify, or a U.S. tax return showing $0 because of the Foreign Earned Income Exclusion (Form 2555) — simply don't apply, because none of them are part of a DSCR approval.
America Mortgages arranges DSCR financing for non-U.S. residents and Americans living abroad through two published programs — AM Premier+ and AM Rental Coverage+ — matching one application to the right program among 150+ U.S. lenders.
Who and what qualifies
Who DSCR loans are for — and what they finance
DSCR is the workhorse loan for investors who live outside the United States, on residential investment property.
Who DSCR loans are for
- Foreign National Real Estate Investors
- U.S. Expats Buying Rental Property from Abroad
- Green-Card Holders Living Overseas
- Buy-and-Hold Rental Investors
- Short-Term / Airbnb (STR) Investors
- Portfolio Investors Scaling Multiple Doors
- LLC & Corporate Investors
- First-Time U.S. Property Investors from Overseas
Eligible property types
- Single-Family Rentals (SFR)
- Condominiums
- 2–4 Unit Multifamily
- Long-Term Rental Properties
- Short-Term / Vacation Rentals (Airbnb, VRBO)
- Townhouses
- Residential Investment Portfolios
DSCR solutions
DSCR financing solutions for international investors
One application, matched across AM Premier+, AM Rental Coverage+ and 150+ U.S. lender programs — whichever structure fits the property and your profile.
DSCR Purchase Loans
Buy a U.S. rental property qualifying on its projected or in-place rent, not your personal income — no U.S. tax returns or credit file required. Up to 80% LTV for U.S. citizens and expats, up to 75% for foreign nationals.
DSCR Cash-Out Refinance
Release equity from a U.S. rental you already own and redeploy it into your next acquisition, still qualifying on the property's cash flow. Up to 75% LTV for U.S. citizens and expats, up to 70% for foreign nationals.
Rate & Term Refinance
Replace bridge, hard-money or higher-cost financing with long-term DSCR terms once the property is stabilized — up to 70% LTV on AM Rental Coverage+.
Short-Term Rental (STR) DSCR
Finance Airbnb and vacation rentals: AM Premier+ qualifies on the property's rental income including short-term rental income. Your specialist confirms the documentation your STR needs.
DSCR Through Your U.S. LLC
A U.S. entity such as an LLC is not required, though many investors still choose one. If you do borrow through an entity, the borrowing entity must match the vesting on the deed exactly. We coordinate formation through our partner network if you would like one.
Portfolio & Blanket DSCR
Finance multiple doors together under one blanket loan, underwritten on portfolio cash flow, with no limit on the number of properties and non-recourse options available.
Why America Mortgages
Why international investors choose us for DSCR
Most U.S. lenders that advertise DSCR loans still require a U.S. credit score, a Social Security Number, or reserves held only in a U.S. bank — and many refuse foreign nationals outright. America Mortgages was built for the borrower who lives abroad: we arrange DSCR financing for non-U.S. residents and U.S. expats alike, qualify on the property's rent, and publish our program terms instead of hiding them.
60-second check
Does a DSCR loan fit your property?
Answer four quick questions to see whether DSCR financing fits — no personal details, no credit pull, no obligation.
Eligibility check
Question 1 of 6
Question 1 of 6. Where do you live?
Where do you live?
DSCR works whether you're a foreign national or a U.S. citizen abroad — no U.S. residency required.
Flexible DSCR 1.00x, 0.75x and No Ratio
LTV, loan amount and coverage test at a glance
These are the ranges America Mortgages publishes on its AM Premier+ and AM Rental Coverage+ program sheets — not teaser figures. Your own terms are confirmed in writing at pre-approval.
| Program | Max LTV | Loan amount | Qualifying test | Term |
|---|---|---|---|---|
| AM Premier+ — U.S. citizen / expat purchase | Up to 80% | $100k – $3M | Property cash flow (DSCR) | 30-yr fixed or ARM · IO available |
| AM Premier+ — U.S. citizen / expat cash-out | Up to 75% | $100k – $3M | Property cash flow (DSCR) | 30-yr fixed or ARM · IO available |
| AM Premier+ — Foreign national purchase | Up to 75% | $150k – $1M | Property cash flow (DSCR) | 30-yr fixed or ARM · IO available |
| AM Premier+ — Foreign national cash-out | Up to 70% | $150k – $1M | Property cash flow (DSCR) | 30-yr fixed or ARM · IO available |
| AM Rental Coverage+ — Purchase | Up to 75% | $150k – $3M | 1:1 rental coverage | 30-yr fixed · 10-yr fixed IO option |
| AM Rental Coverage+ — Equity release / cash-out / refinance | Up to 70% | $150k – $3M | 1:1 rental coverage | 30-yr fixed · 10-yr fixed IO option |
As of 30 July 2026
Indicative ranges only, not an offer of credit. Actual rates, LTV and terms depend on the program, property, borrower profile and prevailing market conditions, and are confirmed in writing at pre-approval.
Published structural terms
- Qualifying basis
- Property cash flow only (DSCR)
- Coverage test
- 1:1 — rent covers mortgage, taxes and insurance (AM Rental Coverage+)
- Loan term
- 30 years, fixed or adjustable
- Interest-only
- 10-yr fixed · 30-yr amortization
- Use of property
- Investment only
- Ownership
- U.S. entity (LLC) optional — not a program requirement
- U.S. credit
- Not required — foreign credit accepted
- U.S. residency
- Not required
- Closing time
- 30–45 days from a complete application
- State coverage
- AM Rental Coverage+: all 50 states except Iowa, Nevada, North Carolina, Utah and Virginia
Estimate
Model the payment on a U.S. rental
Set the price, leverage and term to see the loan, down payment and monthly payment. You enter the rate — we never quote one here.
Property price$500,000
Down payment25% · $125,000
Max LTV is 80% (min 20% down).
%
Estimated monthly payment
$2,495
per month · principal & interest only
- Loan amount
- $375,000
- Down payment
- $125,000
Illustration only. You enter the rate — America Mortgages does not quote a rate here. Maximum LTV is up to 80% for U.S. citizens and expats and up to 75% on a foreign national purchase, so set the slider to the ceiling that applies to you. To check whether a property's rent covers the payment, use our DSCR loan calculator. Your actual rate, LTV, coverage requirement and payment are confirmed in writing at pre-approval. Excludes taxes, insurance, HOA and fees.
This estimator models the payment. To test whether the rent covers it — the actual DSCR question — use our DSCR loan calculator, which handles the coverage ratio, short-term-rental income and an interest-only stress test.
How it works
How the DSCR loan process works
Step 1 of 5
Speak With a DSCR Specialist
Tell us about the property, the rent it earns (or is projected to earn), your goals and where you're based. We'll confirm DSCR is the right fit and outline realistic terms.
Ready to Finance U.S. Rental Property on Its Own Cash Flow?
Whether you're a foreign national buying your first U.S. rental, a U.S. expat scaling a portfolio from abroad, or an investor releasing equity to redeploy, our DSCR specialists can match your deal to the right program — and tell you honestly whether the numbers work before you apply.
Why speak with our team?
- Qualify on the property's rent — no U.S. income, tax returns or SSN
- Foreign nationals and U.S. expats, at published LTV ceilings
- Up to 80% LTV (U.S. citizens and expats) · up to 75% (foreign national purchase)
- One application matched across 150+ lender programs
FAQ
DSCR loan questions, answered
Can a foreign national get a DSCR loan?
Yes. DSCR loans are the most widely used financing option for foreign national investors, because qualification is based on the property's rental income rather than your personal income. You do not need U.S. citizenship, U.S. residency, a Social Security Number or a U.S. credit history — foreign credit is accepted, and America Mortgages arranges DSCR financing for non-U.S. residents through its AM Premier+ and AM Rental Coverage+ programs.
How is DSCR calculated?
DSCR is the property's gross monthly rent divided by its monthly PITIA — Principal, Interest, Taxes, Insurance and any HOA/Association dues. A DSCR of 1.00 means the rent exactly covers the payment; above 1.00 means the property cash-flows positively. AM Rental Coverage+ uses a 1:1 test: the monthly rent must cover the mortgage, taxes and insurance. You can estimate yours with our DSCR loan calculator.
What DSCR ratio do I need to qualify?
AM Rental Coverage+ publishes a 1:1 rental coverage requirement — the rent must cover the mortgage, taxes and insurance. Stronger ratios can improve your terms, and some programs consider different structures at lower leverage. Your specialist will confirm the coverage test that applies to your deal.
How much can I borrow with a DSCR loan?
AM Premier+ runs from $100,000 to $3,000,000 for U.S. citizens and expats and from $150,000 to $1,000,000 for foreign nationals. AM Rental Coverage+ runs from $150,000 to $3,000,000. Maximum LTV is up to 80% on a U.S. citizen or expat purchase, up to 75% on a foreign national purchase or an AM Rental Coverage+ purchase, up to 70% on an AM Rental Coverage+ equity release or refinance, and up to 70% on a foreign national cash-out — so plan for roughly a 20–35% down payment plus closing costs and reserves, depending on which program fits.
Do I need a U.S. credit score or SSN for a DSCR loan?
No. DSCR programs for foreign nationals are designed for borrowers without a U.S. credit file or Social Security Number — foreign credit is accepted, and no U.S. residency is required. The property's cash flow and your verified funds and reserves carry the approval. U.S. citizens using AM Premier+ qualify from a 680 score. An ITIN may be useful later for U.S. tax reporting, but it is not needed to get the loan.
Can a U.S. expat use a DSCR loan?
Yes — and it's often the best fit, at the highest leverage we publish. U.S. citizens and green-card holders living abroad hit the same wall as foreign nationals: their foreign income fails conventional verification, and those who use the Foreign Earned Income Exclusion (Form 2555) show little or no qualifying income on their U.S. tax return. Because DSCR qualifies on the property's rent instead of personal income, it sidesteps that problem entirely — with up to 80% LTV on a purchase.
Can I get a DSCR loan for an Airbnb or short-term rental?
Yes. AM Premier+ qualifies approval on the property's rental income including short-term rental income, so Airbnb and vacation rentals are eligible. Documentation requirements differ by lender and property — typically a market-rent appraisal or a documented history of platform income — so your specialist will confirm what evidence is needed for your STR. Note that lenders commonly discount STR income for seasonality and vacancy, which our DSCR calculator lets you model.
Do I need an LLC for a DSCR loan?
No — a U.S. entity such as an LLC is not required. Many international investors still choose one for liability protection, privacy and portfolio flexibility, and if you do borrow through an entity, the borrowing entity on the loan documents must match the vesting entity on the deed exactly. We can connect you with formation partners; the estate-planning side is a decision to make with a cross-border tax adviser.
Can I use funds and reserves held outside the U.S.?
In most programs, yes. Down-payment funds and reserve requirements can be met with assets held in your home-country bank, documented with bank statements — you generally don't have to move money into a U.S. account first. Reserve requirements vary by program and LTV, and your specialist will confirm what your file needs.
Which U.S. states do you lend in for DSCR loans?
AM Rental Coverage+ is available in all 50 states except Iowa, Nevada, North Carolina, Utah and Virginia. Coverage for other DSCR programs depends on the lender, so your specialist will confirm availability for the state you're buying in. Florida, California, Texas, New York and Arizona are the most popular destinations for our investor clients, and our borrowers most often come from China, Canada, Mexico, India and the U.K. (NAR, 2025).
How long does a DSCR loan take to close?
Most DSCR loans close in 30 to 45 days from a complete application, and closing documents can be signed outside the United States — you do not need to fly to the U.S. to fund the loan. pre-approval once we have the property details.
Reviewed for accuracy
Reviewed by Robert Chadwick
CEO | Co-Founder, America Mortgages
Robert Chadwick is Co-Founder and CEO of America Mortgages and Co-Founder of its Singapore-based parent, Global Mortgage Group. He has over 25 years in financial services and mortgage lending, including wholesale lending leadership at Fremont Bank and Morgan Stanley's Saxon Capital.
Written by the America Mortgages Editorial Team · Last updated 30 July 2026
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DSCR loan calculatorCheck whether a property's rent covers the payment — run your coverage ratio in seconds.AM Premier+ program sheetOur flagship cash-flow mortgage, line by line — LTV, loan sizes, terms and fees.AM Rental Coverage+ program sheetThe 1:1 rental-coverage loan as published — full terms, costs and the document checklist.Foreign national mortgagesThe full range of U.S. financing for overseas borrowers — DSCR, full-doc, asset-based and more.U.S. citizens & expats overseasMortgages for Americans living and earning abroad, including expat DSCR.Portfolio & blanket loansFinance multiple doors under one loan, underwritten on portfolio cash flow.
America Mortgages, Inc. — NMLS 2810389 (America Mortgages Nationwide). Founded in 2019 and wholly owned by Global Mortgage Group Pte. Ltd. (Singapore); our team brings decades of combined U.S. and cross-border lending experience. A direct lender and leading mortgage broker for foreign nationals and U.S. expats. DSCR loans are for investment use only. A U.S. entity such as an LLC is not a program requirement; where a borrower chooses to hold title through an entity, the borrowing entity must match the vesting on the deed, and your specialist confirms the ownership structure for your loan. AM Rental Coverage+ is available in all 50 states except Iowa, Nevada, North Carolina, Utah and Virginia; availability of other DSCR programs depends on the lender and the state. Loan amounts, LTV, coverage requirements and terms shown on this page are the ranges published on our program sheets, indicative only as of 30 July 2026, and are not an offer or commitment to lend. No interest rate is published on this page. All financing is subject to program eligibility, property, borrower profile, underwriting and prevailing market conditions, and is confirmed in writing at pre-approval.