America Mortgages recently hosted a webinar, Buying U.S. Property from Overseas: What Banks Won’t Tell You, presented by Robert Chadwick, CEO of America Mortgages. During the session, Robert shared valuable insights into the current U.S. real estate market, mortgage trends, and financing solutions designed specifically for foreign nationals and U.S. expatriates.
The webinar covered topics including market opportunities, investment strategies, DSCR financing, ownership structures, portfolio growth, and common challenges international buyers face when purchasing property in the United States. Attendees also had the opportunity to ask questions during a live Q&A session.
The following questions and answers are based solely on the discussion and responses provided during the webinar.
Q: What’s one thing banks typically don’t tell foreign buyers that could make an impactful difference to their investment returns?
RC: Banks do not intentionally mislead borrowers, but many are unfamiliar with lending to foreign nationals and U.S. expatriates. As a result, borrowers may spend weeks applying for a loan only to discover later that their foreign income is not acceptable. Working with a lender that specializes in international financing helps avoid incorrect information, unexpected loan declines, and missed financing opportunities.
Q: With all the uncertainty around interest rates, would you recommend buying now or waiting to see if rates come down further?
RC: Robert recommends buying now rather than waiting. Higher interest rates have reduced competition, giving buyers greater negotiating power and better pricing. Once rates decline, more buyers are expected to return to the market, increasing competition and driving prices higher. His advice is to “marry the property, date the rate” by purchasing now and refinancing later if rates fall.
Q: Are there any particular U.S. cities or regions you’re especially bullish on for 2026, and on what factors?
RC: Robert recommends looking beyond major gateway cities and focusing on markets experiencing strong population growth, business expansion, and increasing rental demand. Secondary cities and Sun Belt markets continue attracting residents and employers, making them attractive locations for long term investment and appreciation.
Q: I’m in Singapore and have never owned property in the U.S. before. How difficult is it for a foreign national to qualify for a mortgage compared to a U.S. resident?
RC: Robert explained that obtaining U.S. financing used to be difficult because most banks were not designed to lend to foreign nationals. America Mortgages specializes in this market and offers programs specifically for international buyers. He added that qualifying through a DSCR loan is often straightforward because approval is based on the property’s rental income instead of the borrower’s personal income.
Q: For someone looking to build a portfolio rather than buy a single property, what financing strategies tend to work best?
RC: Robert recommends a buy, refinance, and repeat strategy. Investors purchase a property, allow it to appreciate or increase its value, refinance to access equity, then use those funds to acquire additional properties. This approach allows investors to build a portfolio over time while taking advantage of U.S. financing options that permit multiple investment mortgages.
Q: I’ve heard that some investment property loans don’t require traditional income verification. How do those programs work?
RC: America Mortgages offers DSCR loans that qualify borrowers based on the property’s rental income instead of personal income. Traditional income documents and tax returns are generally not required. Robert also mentioned that the company offers certain no ratio DSCR programs that may still qualify properties with lower rental coverage, although these require a lower loan to value because of the additional lending risk.
Q: Are there any tax or ownership structures that international buyers should consider before purchasing their first investment property?
RC: Robert recommends purchasing investment properties through a U.S. LLC. Besides potential tax advantages when properly structured, an LLC provides liability protection by separating the investment property from the owner’s personal assets. He also recommends working with an experienced tax professional to maximize available tax benefits.
Q: How do DSCR loan terms differ for short term rentals versus long term rentals?
RC: Robert explained that financing is available for both short term and long term rental properties. However, short term rentals generally involve additional risk, so loan to value limits may be slightly lower. The lender simply orders the appropriate rental income report based on the property’s intended use and structures the loan accordingly.
Q: Who are the investors?
RC: Robert explained that virtually anyone from a country that is not subject to U.S. sanctions may apply for a U.S. mortgage through America Mortgages.
Q: Do you service local loans?
RC: Robert explained that U.S. mortgages are commonly sold into the secondary market after funding. A servicing company collects the monthly mortgage payments, and although the owner of the loan may change over time, the loan terms remain exactly the same for the borrower.
Q: Is leverage the benefit of using a loan over paying cash?
RC: Yes. Robert believes financing allows investors to preserve capital, benefit from property appreciation, and potentially achieve better long term returns through proper tax planning rather than using all available funds to purchase a single property outright.
Q: What do you mean by “No minimum deposit required (AUM)”? If a property costs $150,000 and I only have a $15,000 down payment, is that possible?
RC: Robert explained that no AUM means borrowers are not required to maintain a minimum balance or investment account with the lender throughout the life of the loan. However, for a foreign national purchasing a $150,000 property, a minimum 25% down payment is generally required, along with reserve funds and closing costs. A $15,000 down payment would therefore not qualify.
Q: Are there ways to lower the down payment if I have a U.S. credit score?
RC: Robert said that having a U.S. credit score alone does not reduce the required down payment for foreign nationals. Unless the borrower has U.S. residency or a Green Card, the standard minimum down payment remains 25%. Certain ITIN borrowers may qualify for alternative options depending on the loan program.
Q: How do loans work in other countries for people located in Singapore, specifically in Thailand?
RC: Robert explained that Global Mortgage Group also provides financing in Thailand, generally offering loans up to 50% loan to value with shorter loan terms and higher interest rates than U.S. mortgages. He encouraged attendees interested in Thailand financing to contact the team directly for more information.
Q: I’m just starting and would like to know approximately how much I should prepare for a minimum down payment to buy my first property.
RC: Robert explained that America Mortgages’ minimum loan amount is $100,000. With a maximum 75% loan to value for foreign nationals, borrowers should expect to purchase a property valued at approximately $140,000 or more and prepare at least a 25% down payment, in addition to reserves and closing costs. He added that many investors begin with a starter property and expand their portfolio over time.
Closing
Thank you for joining our webinar and reviewing this Q&A summary. We hope these responses have provided valuable insights into financing and investing in U.S. real estate as a foreign national or U.S. expatriate.
If you have additional questions or would like to discuss your financing options, please contact the America Mortgages team. Our experienced loan officers are available to help you explore the right mortgage solution and guide you through every stage of your U.S. real estate investment journey.
