Tag: Purchase

The Client

A retired Australian citizen living in Sydney inherited a rental property in San Diego from her late brother. Rather than sell the property and lose steady U.S. rental income, she wanted to complete a cash-out refinance to release equity and help fund the expansion of her business back home in Australia.

The challenge was that, as a non-resident with no U.S. credit history, traditional U.S. lenders were unwilling to approve her for a cash-out refinance, despite the property performing well.

The Challenge

Like many foreign nationals who inherit or own U.S. property, our client ran into a common wall: U.S. banks are built around domestic borrowers, and non-resident status alone was enough to trigger automatic declines on a standard cash-out refinance application, regardless of the property’s value or income history.

She needed a lender who could structure a cash-out refinance around the strength of the asset itself, not her residency or U.S. credit profile.

How We Helped

America Mortgages stepped in with our Equity Unlock program, designed specifically to make a cash-out refinance accessible to foreign national property owners. Rather than underwriting based on personal income or U.S. credit, our team structured a 60% LTV cash-out refinance based on the property’s current rental income and market value.

This gave our client access to $588,000 in equity, funds she used to supplement her retirement lifestyle and expand her business in Australia, all while keeping the San Diego rental property generating income.

Why a Cash-Out Refinance Made Sense

For foreign national property owners sitting on equity in U.S. real estate, a cash-out refinance offers a way to access capital without selling the asset or losing rental income. In this case, the cash-out refinance allowed our client to unlock funds for a completely different purpose (business growth abroad) while keeping her U.S. investment property intact and income-generating.

The Outcome

The cash-out refinance closed smoothly with a 30-year fixed-rate loan, giving our client long-term payment stability while she used the released equity abroad. She retained full ownership of the San Diego rental property, which continues to generate income even from thousands of miles away.

Loan Details

Frequently Asked Questions

Can a foreign national do a cash-out refinance on U.S. property?
Yes. America Mortgages’ Equity Unlock program allows foreign nationals to complete a cash-out refinance based on the property’s rental income and market value, without requiring U.S. credit history.

How much equity can a foreign national release with a cash-out refinance?
In this case, the client accessed 60% LTV through a cash-out refinance, releasing $588,000 in equity from a $980,000 property. LTV limits vary depending on the property, location, and loan program.

Do I need U.S. income or credit to qualify for a cash-out refinance as a foreign national?
No. A cash-out refinance through the Equity Unlock program qualifies borrowers based on the property’s rental income and value, not personal U.S. income or credit history.

Can I use funds from a cash-out refinance outside the United States?
Yes. Funds from a U.S. cash-out refinance can be used for any purpose, including business expansion, retirement support, or other investments outside the U.S.

The Client

A Canadian couple based in Vancouver wanted to diversify their investments with stable, long-term rental properties in the U.S. While they had strong income and assets in Canada, they were repeatedly rejected by both Canadian and U.S. banks due to a lack of U.S. credit history.

How We Helped

Our America Mortgages loan officer helped them secure financing for their first long-term rental property in a growing market just outside Orlando, Florida. The couple qualified under our foreign national loan program using their Canadian income and asset documents. After 12 months of steady cash flow and appreciation, they refinanced the property and used the equity to acquire two more long-term rentals in Tennessee and Texas.

This structured portfolio approach allowed them to scale with confidence — all without ever needing a U.S. credit score.

Loan Details

The Client

A French entrepreneur based in Paris was in the process of selling a commercial asset in France and wanted to acquire a residential investment property in Miami, Florida. The issue? The sale proceeds would only be available in 3–4 months, and the U.S. seller required a fast close.

How We Helped

America Mortgages structured a 12-month bridge loan based on the strength of the client’s financials in France and the value of the Miami property. This allowed the client to secure the property without waiting for funds from the French sale. The loan provided flexibility to refinance or repay once liquidity was available, preventing a lost investment opportunity.

Loan Details

The Client

An experienced real estate investor in Berlin wanted to break into the U.S. commercial real estate market, specifically targeting warehouse and logistics spaces in Texas. He faced rejections from several U.S. banks due to lack of U.S. credit and the complexity of commercial underwriting.

How We Helped

Our Commercial Lending Division worked closely with the client to finance a $2.3M logistics facility outside of Houston. We structured a hybrid loan that covered 65% of the purchase and 100% of renovation costs, using projected lease income as part of the qualification. Within eight months, the property was leased to a regional distributor, generating solid monthly yield.

Loan Details

The Client

Our client was a Canadian self-employed building contractor living in Vancouver, BC. He was a very experienced home flipper in Canada and the U.S. In the U.S., he was forced to pay cash due to the inaccessibility of “Fix and Flip” loans for non-U.S. citizens. He wanted to expand his U.S. presence but needed proper financing to do this.

How We Helped

Our America Mortgages loan officer based in Canada structured our AM Fix-and-Flip loan, which allowed the client to qualify to expand his business in the U.S. He had more than 10 Fix-and-Flip completed in the U.S., all with cash. With his ability to get financing for the Fix-and-Flip purchase, he switched to a long-term hold focus of fix n hold. 

Our America Mortgages loan officer worked with the client from acquisition and renovation financing to refinancing to a long-term mortgage based only on the income of the rental property to qualify. 

Loan Details