The Foreign National Homebuyer Guide

Who This Guide Is For

You are living or working in the United States on a visa, or you live outside the U.S. and want to purchase property here. You have income, you have a down payment, and you are ready to buy. But you have been told you need a U.S. credit history, a Social Security number, or two years of U.S. tax returns to qualify.

That is not accurate for every program. Foreign national mortgage loans exist for exactly your situation.

This guide covers who qualifies, what documentation you will need, what to expect from the process, and how to get started.

Visa Types That Qualify

Most foreign national loan programs accept borrowers on the following visa statuses.

Work visas:

• H-1B (specialty occupation workers in tech, engineering, finance, medicine)
• L-1 (intracompany transferees)
• O-1 (extraordinary ability)
• TN (NAFTA/USMCA professionals from Canada and Mexico)
• E-2 (treaty investor visa holders)

Other qualifying statuses:

• ITIN holders (Individual Taxpayer Identification Number, no Social Security number required on some programs)
• Foreign nationals with no U.S. visa, purchasing as a non-resident alien for investment or a second home

If your visa type is not listed, ask. The programs change frequently and eligibility depends on your specific situation.

What You Can Purchase

Foreign national loans are available for:

• Primary residences — the home you will live in
• Investment properties — rental income properties, including DSCR loans that qualify based on the property's rent rather than your personal income
• Second homes and vacation properties

They are not available for commercial properties through most foreign national programs.

Down Payment Requirements

Foreign national loans typically require more down than a conventional loan. Here is what most programs require:

Property Type	Typical Down Payment
Primary residence	20 to 25%
Investment property	25 to 30%
Second home	20 to 25%

Some programs go as low as 15% down for primary residences depending on your credit profile and income documentation. Ask about the specific program options available for your situation.

Documentation You Will Need

Every lender is slightly different, but most foreign national programs ask for some combination of the following. You do not need to have all of this ready before your first conversation. Most borrowers have more of this than they realize.

Identity and legal status:

• Valid passport (must be valid through at least 6 months after the loan closing date)
• Copy of your current visa, if applicable
• I-94 arrival and departure record or equivalent immigration document
• ITIN letter if no Social Security number

Income verification:

• Two years of income documentation, which may be U.S. tax returns, foreign tax returns, pay stubs, or employment verification letters depending on your situation
• If self-employed: 12 to 24 months of bank statements (U.S. or foreign bank accounts may qualify)
• Employer letter confirming your position, salary, and employment status if salaried

Assets and reserves:

• Two to three months of bank or investment account statements showing your down payment funds
• Reserve documentation: most programs require 6 to 12 months of mortgage payments in liquid reserves after closing
• If funds are coming from a foreign account, a letter explaining the source may be required

Credit:

• If you have a U.S. credit history, a standard credit pull applies
• If you have no U.S. credit history, some programs accept an international credit report or alternative credit documentation such as rental payment history, utility payments, or a foreign credit file
• Minimum credit requirements vary by program; some accept as low as 620 with strong compensating factors

What the Process Looks Like

Week 1: Initial call and pre-qualification
Brandon reviews your visa status, income, assets, and down payment in a free 15-minute call. He identifies which programs you qualify for and what purchase price range is realistic. No credit pull required for this conversation.

Weeks 1 to 2: Document collection
You gather the documents listed above. Brandon's team provides a specific checklist for your situation so you know exactly what is needed and nothing extra.

Weeks 2 to 3: Application and underwriting submission
Once documents are in, the application goes to underwriting. Foreign national loans typically have slightly longer underwriting timelines than conventional loans. Plan for 30 to 45 days to close from application.

Weeks 4 to 6: Appraisal and closing
The property is appraised, any underwriting conditions are resolved, and closing is scheduled. Brandon works with title companies experienced in foreign national transactions.

Common Questions

Do I need a Social Security number?
Not always. ITIN holders and some foreign nationals can qualify without one depending on the program. Brandon will identify which options are available for your specific status.

Can I use income earned in my home country to qualify?
Yes, in many cases. Some programs accept foreign income documentation. The requirements vary by lender and country.

Can I close before I arrive in the U.S.?
In some cases. Remote closings are possible, particularly for investment properties. Brandon has experience with international transactions and can walk you through the options.

Will this affect my visa or immigration status?
Owning property in the U.S. does not directly affect your visa or immigration status. However, if you have specific questions about your situation, consult with an immigration attorney in addition to working with Brandon.

What if my country has currency controls?
If you are moving funds from a country with currency controls or restrictions, you will need documentation showing the funds are legally transferable. This is manageable with planning and the right paperwork prepared in advance.

Why Work With Brandon

Most loan officers do only conventional and FHA loans. Foreign national lending is a specialty. The programs are different, the documentation requirements are different, and the lender relationships that matter are different.

Brandon specializes in non-QM lending, which includes foreign national loans, ITIN mortgages, and bank statement loans. He is bilingual in English and Vietnamese, works with buyers from across Asia, Latin America, and beyond, and is licensed in all 50 states.

He has worked through the specific scenarios that come up for foreign buyers: income from overseas, no U.S. credit history, funds in foreign accounts, H-1B status changes mid-process. These are not new problems for him.

If you have been turned away by a conventional lender, that is not the end of the road. It is a signal that you need a different program and a lender who knows how to work with it.

Brandon Huynh, NMLS #2522494. Lock It Mortgage, powered by Swift Home Loans Inc., NMLS #2075228. This guide is for informational purposes only and does not constitute a commitment to lend. All loans subject to approval. Terms and conditions apply. Equal Housing Lender.