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Andrade Real Estate Services

Purchase

  • Investment
  • Non-QM
  • No Min FICO
  • 30% Min Down

The Foreign National DSCR Program allows international investors who don’t live in the U.S. to qualify using only the property’s rental income — no job, personal income, or U.S. credit history required. Approval is based on whether the property’s rental income can cover its mortgage payment. This program provides simple, fast, and flexible financing for investors without needing tax returns, W-2s, or pay stubs.


This program is ideal for buyers who:

  • Are foreign nationals living outside the U.S. looking to purchase U.S. investment properties.
  • Plan to generate rental income through long-term tenants.
  • Seek a business-purpose, non-owner-occupied loan for investment use only.

DSCR Requirement

Min Down

Max LTV

Max Loan

≥1.00

30%

70%

$100,000 – $3,000,000

0.80-0.99

30%

70%

$100,000 – $3,000,000

<0.79

30%

70%

$100,000 – $3,000,000

Occupancy Requirement

Primary residence


Borrower may not occupy the subject property.

Note


Primary is not eligible.

Residency Eligibility

Eligible


  • Foreign nationals residing outside the U.S. with a valid passport or visa.
  • ITIN borrowers may be considered on a case-by-case basis if they live abroad.

Ineligible


  • Borrowers residing in the U.S. or with expired identification,
  • Borrowers with diplomatic immunity,
  • Borrowers previously convicted of mortgage fraud,
  • Borrowers from restricted countries such as Afghanistan, Belarus, Burma (Myanmar), Chad, China, Congo (Republic), Cuba, Eritrea, Equatorial, Guinea, Haiti, Iran, Iraq, Laos, Libya, Nigeria, North Korea, Russia, Sierra Leone, Somalia, South Sudan, Sudan, Syria, Togo, Turkmenistan, Venezuela, Yemen.

Income Consistency Requirements

Employment History


  • Based on market rent (Form 1007 or 1025) or actual rent (with 3-month proof and active lease),
  • The higher of market rent or actual rent may be used,
  • Long-term rental income only (short-term DSCR program available separately).

Notes


  • 1.00 or greater – Standard pricing,
  • 0.80–0.99 – Adjusted pricing,
  • Below 0.80 (No-Ratio) – Case-by-case (requires management approval).

Credit

Requirement


No U.S. credit history required. Borrowers may qualify using one of the following:

  • International credit report, or
  • Credit reference letter from a recognized international bank, or
  • Two (2) months of bank statements showing active foreign or U.S. financial relationships.

Notes


Credit Reference Letter Must Include:

  • Confirmation of “satisfactory account” or “good moral character.”,
  • Tenure, number, and type of accounts held,
  • Must be translated into English (Google Document Translator acceptable),
  • Letters from employers or business accounts are not accepted.

Down Payment Funds

Eligible Sources


  • Borrower’s own funds,
  • Large deposits,
  • Retirement (401k / IRA),
  • Sale of assets.

Requirements


  • Funds must be verified in U.S. Dollar equivalency via xe.com or Wall Street Journal exchange rate,
  • Provide two most recent bank statements,
  • If not seasoned ≥ 60 days, provide a full 60-day fund chain with letter of explanation,
  • Funds must be in a U.S. escrow account at least 3 business days before closing,
  • Bank statements in foreign languages must be professionally translated into English,
  • Gift funds are not permitted.

Loan Amounts

Minimum Loan Amount


  • $100,000.

Maximum Loan Limits


  • $3,000,000.

Property Types

Eligible


  • SFRs (Single-Family Residences),
  • 2–4 Units (must occupy one unit),
  • PUDs (attached/detached),
  • Condominiums (attached/detached; warrantable only. Non-warrantable considered case-by-case),
  • Manufactured Homes (doublewide or larger, built after 6/15/76, on a permanent foundation; moved homes allowed if DMV title is retired).

Ineligible


  • Manufactured Homes (Singlewide, or built before 6/15/76, or no permanent foundation, or parks/subdivisions with lot rent.)
  • Non-Warrantable Condominiums (if >50% investor-owned, >15% HOA delinquencies, litigation, or >25% single-entity ownership; unless approved case-by-case),
  • Condo Hotels or Motels (projects operated as hotel/motel, hotel/motel conversions),
  • Commercial property,
  • Vacant land or land development properties.

Third Party Contributions

Maximum Contribution


Seller:

  • Limited to recurring and non-recurring closing costs (NRCCs) only,
  • Max 3.0% regardless of LTV.

Real Estate Agent / Loan Officer:

  • Allowed as long as total seller + non-seller contributions do not exceed 3.0%,
  • Dollar amount cannot exceed the borrower’s actual NRCCs.

Allowed Uses


  • Closing costs,
  • Prepaid items,
  • Discount points,
  • Buydown escrows.

Disclaimer – This matrix was published on 09/20/2025. Program guidelines may have changed since then. Please contact Alexis to confirm the most current requirements. For complete details, refer to the Partner Matrices PDF or reach out directly to Alexis for program-specific guidance.

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Contact Loan Officer

Alexis Andrade
Mortgage Loan Officer
NMLS #2553405
alexis@sjmorganple.com

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