Can I Get a U.S. Investment Property Loan as a Foreigner Without a Visa?

Is your U.S. visa status holding you up from getting an investment property loan?

If you're not a U.S. citizen and don’t have a visa, you might assume you’re blocked from investing in American real estate, or at least from financing it. But that’s not the case. While traditional lenders often reject foreign nationals without U.S. residency, alternative financing options make it possible to qualify for a mortgage based on the property’s cash flow, not your immigration status.

In this guide, we’ll walk through why most banks say “no,” how DSCR loans change the equation, and what you actually need to qualify. 

Key takeaways

• Most traditional lenders reject non-residents because their requirements exclude well-qualified international investors who simply lack local credentials.
  
  
• You do not need a U.S. visa, credit score, or income to qualify for a DSCR loan with Waltz.
  
  
• DSCR loans are based on property income, not personal financial or immigration status.

Visa misconceptions and traditional hurdles for foreign investors

Many international investors are discouraged by traditional lender requirements, or assume all-cash is the only option. But the data tells a different story.

According to the NAR 2025 International Transactions Report, foreign buyers purchased $56 billion worth of U.S. residential property, a 33% increase from the previous year. Notably, 56% of non-resident foreign buyers paid all-cash, not necessarily because they wanted to, but because most lenders shut them out. Financing is one of the biggest challenges that foreigners face in buying real estate.

Learn more: 5 Things the NAR Report Reveals About Foreign Buyers

Why many U.S. lenders reject non-residents

Oftentimes, there’s a misunderstanding about what’s required to get an investment property loan. Conventional U.S. mortgage providers typically require evidence such as:

• U.S. credit history (FICO score)
  
  
• Proof of U.S. income or tax returns
  
  
• A valid U.S. visa or permanent residency
  
  
• In-person closing and U.S.-based banking

For many global investors, traditional financing is a non-starter. It’s a system built on the assumption that if you don’t live in the U.S., you don’t belong in the mortgage process. Even with a strong down payment, foreign buyers are often turned away—not because they lack financial strength, but because they don’t fit the mold. The real problem isn’t eligibility; it’s access.

There are alternative loan options designed to work around these rigid requirements.

You don’t need a visa, you need a cash flowing property

For foreign investors, U.S. real estate remains a powerful way to grow wealth, but the path to financing can seem blocked by outdated assumptions and red tape. The truth is, you don’t need a visa, Social Security Number, or U.S. credit history to get started. What you do need is:

• A rent-ready property
  
  
• A legal structure (LLC with an EIN)
  
  
• A debt-service-coverage-ratio (DSCR) loan

DSCR loans are a type of financing designed for investment properties. These loans aren’t based on your citizenship, visa status, or personal income. Instead, they focus on whether the rental income from the property can support the monthly mortgage.

How DSCR loans work for foreign investors

With Waltz, the loan application looks at:

• The projected rent from the property.
  
  
• Total monthly expenses such as principal, interest, taxes, insurance, and HOA dues (if applicable).
  
  
• A simplified calculation called the DSCR ratio, projects the cash flow potential of a property.

You do not need:

• A U.S. visa or green card
  
  
• A Social Security Number (SSN)
  
  
• A U.S. credit report or tax return
  
  

What a DSCR calculation looks like

Let’s say your investment property will generate $2,000 per month in rental income. Your total monthly mortgage payment, including taxes and insurance, is $1,500 per month.

Since anything above 1.0 is typically considered acceptable, this deal qualifies. The higher the number above 1.0, the better.

Documents and setup you’ll need to qualify

You don’t need a visa or U.S. income to get a DSCR loan through Waltz, but you do need to establish a business structure in the U.S. That means having the right entity and additional information before you can close.

1. Personal identification and legal status

• ID verification. You’ll need to complete identity verification on the Waltz platform using a valid passport or U.S. driver’s license to meet regulatory requirements and confirm your identity.
  
  
• Residence history. A letter of explanation outlining your past two years of residence helps the lender understand your background and comply with underwriting guidelines.
  
  
• W-8BEN form. This U.S. tax form certifies your foreign status and ensures any applicable tax treaty benefits are correctly applied to your U.S. income.

2. Financial background

• Source of wealth. A brief overview of your financial situation provides context for your ability to fund the purchase and repay the loan.
  
  
• Source of funds. You’ll need to document where your down payment is coming from—such as inheritance, savings, or the sale of another property—to comply with anti-money laundering laws.
  
  
• Bank statements. Your last three bank statements from the funding account help verify your source of funds and show you have the liquidity to close.

3. Entity and ownership structure

If you’re using your own LLC, you’ll need to provide documents like the Operating Agreement, EIN letter, Formation Documents, Certificate of Good Standing, and FinCEN Beneficial Owner Registration. These verify that your business entity is legally registered and authorized to borrow.

Since DSCR loans are made to businesses, not individuals, the property must be purchased through a U.S. legal entity—typically an LLC. To operate and open a bank account, the LLC must have an IRS-issued Employer Identification Number (EIN). Without both, most lenders, including Waltz, can’t proceed.

The Waltz Investor Kit is designed to solve this exact problem for non-U.S. residents. Instead of managing a patchwork of legal, tax, and banking providers, you get:

• U.S. LLC formation
  
  
• EIN issuance
  
  
• A U.S. business bank account (via Regent Bank, Member FDIC)
  
  
• All completed remotely, with full support

Learn more: Waltz Investor Kit

4. Property specific documentation

• Purchase agreement. A fully signed agreement confirms the terms of your property purchase and is required for underwriting and closing.
  
  
• Earnest money deposit. A receipt showing you’ve submitted the deposit to escrow demonstrates your commitment to the purchase and supports the transaction timeline.
  
  
• Property insurance quote. You’ll need a valid quote to ensure the home will be properly insured before closing.
  
  
• Rental verification (if applicable). If the property is tenant-occupied and they’ll remain post-closing, you’ll need to submit a signed lease agreement and proof of the two most recent rent payments to verify ongoing rental income.
  
  
• Appraisal fee payment. This one-time payment covers the cost of the appraisal report, which is required to determine the property’s fair market value.

5. Final loan documents and approvals

• Loan disclosures. You’ll be asked to review and sign federal and state-mandated loan disclosure documents, ensuring transparency and legal compliance.
  
  
• Term sheet. This outlines the terms and conditions of your mortgage. You must review and sign it before moving forward to closing.
  
  
• Authorized consent form. This form allows you to close remotely, granting Waltz and the title company permission to execute closing documents on your behalf.
  
  
• Additional documentation. Depending on your situation, you may be asked to provide further documents to support your application or clarify specific details.

Learn more: How to Qualify for a DSCR Loan as a Non-U.S. Resident

Why a visa-free approach works with a digital lender

Traditional banks often require in-person meetings, U.S. residency, or a Social Security Number. But Waltz is built for international investors, offering a 100% digital process that eliminates the need for travel, paperwork, or visa credentials.

Get started today!

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