During our 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 received numerous questions from participants. For those who missed the session, the full webinar recording is available here.
To address these questions in more depth, Kyle Mazzuchin and Robert Chadwick set aside dedicated time to provide detailed answers below. Remarks have been edited for clarity and brevity.
Documentation and Closing Process for Canadian Buyers
Q: Can Canadians sign mortgage documents remotely via DocuSign or Zoom for properties purchased in New York state?
Yes. Canadians can sign mortgage documents remotely using platforms like DocuSign or Zoom for properties purchased in New York state. Remote and mail-away notarization is standard for our international clients, so you can complete a purchase without traveling to the U.S.
Q: How do I go about opening a cross-border bank account? Would America Mortgages help me with that?
Opening a cross-border bank account typically involves contacting banks that offer these services and meeting their documentation requirements, including proof of identity and residency. America Mortgages can point you toward banking partners experienced with cross-border clients through our Concierge Service network, though the account itself is opened directly between you and the bank.
Q: Are there any preliminary steps I can take to ensure the approval process goes smoothly?
Gather your documentation early: a valid passport, 3-6 months of foreign bank statements, proof of down payment and reserve funds, and, for DSCR loans, no personal income documentation is needed at all. Funds should be seasoned (sitting in the same account) for at least 60 days before applying, since large last-minute deposits are the most common cause of underwriting delays. For a full breakdown, see our 2026 Foreign National Mortgage Handbook.
Q: How long does it take for a non-U.S. resident to get pre-approved, and how much does pre-approval cost?
There’s no cost to go through pre-approval. For DSCR loans, a pre-qualification letter can typically be issued within 48 hours of a complete application. Full pre-approval is generally issued within 5 business days once your documentation is submitted. Learn more about what mortgage pre-approval really means for foreign nationals.
Loan Terms, Rates, and LTV for Canadian Investors
Q: As a foreign national or non-U.S. citizen, what is the maximum LTV available? Is it dependent on income?
Well-qualified foreign national borrowers with strong reserves can access up to 80-85% LTV. Income is one factor lenders weigh, but for DSCR loans, the property’s rental income, not your personal income, is the primary qualifying factor. Down payment requirements are typically 25-30% for DSCR loans and 25-35% for asset-based loans.
Q: What is the interest rate?
Your rate depends on several factors: your DSCR ratio (a higher ratio typically earns a better rate), your LTV (lower LTV improves pricing), reserve strength, and loan size. As of 2026, foreign national mortgage rates carry a premium over standard domestic investor rates, reflecting the added underwriting complexity of cross-border lending. Because rates move with market conditions, we provide a personalized, real-time quote once we understand your specific profile and target property. Contact our team for a current rate quote.
Q: What is the LTV on a refinance?
Refinance LTV follows the same general framework as a purchase, up to 80-85% for well-qualified borrowers, and depends on your reserve position, the property’s DSCR, and the specific loan program. Cash-out refinances are also available for investors looking to release equity.
Q: What is the maximum LTV a Canadian can get on a DSCR loan cash-out refinance for two units or more?
Multi-unit DSCR cash-out refinances follow the same 80-85% LTV framework as single-unit properties for well-qualified borrowers, though exact terms depend on the property’s DSCR, reserves, and the specific lender program matched to your file. Since we work across 150+ lender programs, we can typically find a fit even for less standard multi-unit scenarios.
Q: What are the fees you charge, and what is the range of current rates?
Typical costs include an origination fee (0.5-2% of the loan amount), appraisal fee ($400-800), title insurance ($500-2,000 depending on property value), plus standard lender and recording costs. We provide a full, itemized fee disclosure at the pre-qualification stage, so you’ll know your exact costs before committing to an application.
Q: Is there any pre-payment penalty?
Most DSCR loan programs include a prepayment penalty, typically structured as a step-down (for example, 3-2-1 or 5-4-3-2-1, meaning the penalty percentage decreases each year). Buy-out options that let you pay a bit more upfront in exchange for no penalty are available on some programs. We review prepayment structure with you at application so you can choose the option that fits your holding period.
Property Ownership Structures
Q: As a Canadian, what’s the best way to register my property, using a company or personally?
The right structure depends on your tax situation, liability protection goals, and long-term plans, so this is worth discussing with a legal advisor specializing in cross-border property ownership. That said, many of our Canadian clients choose to hold U.S. investment property through a U.S. LLC for liability protection. See our guide on LLC and tax strategies for U.S. real estate investors for a deeper look at the tradeoffs.
Q: Does anything change if I have an LLC?
Yes. Most DSCR loan programs allow eligible investors to close directly through an LLC, which keeps the property off your personal balance sheet. You’ll need Articles of Organization, an Operating Agreement, EIN records, and a U.S. business bank account for the LLC before closing. See our full breakdown of required DSCR loan documents for the complete checklist.
Eligibility and Portfolio Questions
Q: If I already own 4 properties in Canada, am I eligible for financing? Is there a limit on the number of properties I own?
Yes, existing property ownership in Canada doesn’t limit your eligibility. There’s no cap on the number of U.S. properties you can finance with us, our investors routinely hold 15-30+ properties across their portfolios. For investors scaling past what conventional lenders allow, our portfolio loan program can bundle multiple properties into a single loan and statement.
Q: If I have a good Canadian credit score (800+), can I use that to qualify for better U.S. mortgage rates?
Yes. We accept international credit reports from your home country, so a strong Canadian credit score is a meaningful factor in qualifying for better terms. Lenders will also weigh income, assets, and debt-to-income ratio alongside your Canadian credit profile for full-documentation loans; for DSCR loans, your credit score plays a smaller role since the property’s rental income is the primary qualifier.
Q: Does an ITIN affect my rate?
For most DSCR loan programs, an ITIN isn’t required at all, we don’t require a Social Security Number or ITIN for property ownership. An ITIN may be needed later for U.S. tax reporting purposes on rental income, but it generally doesn’t directly change your mortgage pricing. Full-documentation domestic programs may treat this differently depending on the lender.
Miscellaneous Investor Questions
Q: How would you calculate the value of a restaurant business with property, for example, $14,000/month rent asking $2.5M with the business included?
Valuing a mixed business-and-property asset like this typically involves separating the real estate’s market value from the business’s profitability, lease terms, and goodwill. A commercial real estate appraiser or business valuation expert can provide an accurate combined valuation before you structure financing around it. Our team can help identify the right financing structure once that valuation is in hand.
Q: Does loan approval guarantee funds release? How reliable and binding is it?
Approval doesn’t automatically guarantee funds release, since final disbursement can still be subject to conditions like the property appraisal and final underwriting sign-off. Our 97% approval rate reflects how consistently we’re able to carry qualified borrowers through to funding, but final conditions are always confirmed in your closing disclosure before funds are released.
Q: Can I get an estimate of mortgage interest and brokerage fees before closing?
Yes. You’ll receive a formal loan quote, including rate, term, LTV, and closing cost estimate, typically within 24-72 hours of submitting a complete application package, followed by a full Closing Disclosure ahead of your closing date.
Speak With a U.S. Mortgage Specialist
Ready to explore financing for your U.S. investment? Contact our team or email [email protected] to get answers specific to your situation, or call +1 (845) 583-0830 to speak with a U.S. Loan Expert, available 24 hours a day, 7 days a week.
