Andrade Real Estate Services

The ITIN Investment Program is for borrowers without a Social Security Number who use an Individual Taxpayer Identification Number (ITIN) to purchase non-owner-occupied (investment) properties.
Borrowers who can document a valid SSN and proof of legal residency (EAD or unexpired visa) may qualify for the Non-Permanent Resident Program, which offers slightly better rates and higher LTVs.

This program is ideal for buyers who:

Have a valid ITIN and supporting IRS documentation.
Seek to build or expand a rental portfolio while maintaining flexible income qualification options.
Have sufficient reserves and funds to meet investment property requirements.

Property Type	Credit Score	Min Down	Max DTI
SFR / Condominium	700+	30%	50%
SFR / Condominium	660-699	35%	50%
SFR / Condominium	640-659	40%	50%

Occupancy Requirement
Allowed Borrower must not occupy the property.
Note Primary residences or second homes not included in this matrix.

Residency Eligibility
Eligible At least one borrower must have a valid ITIN and U.S. government-issued ID.
Documentation Acceptable ITIN documentation: IRS letter (<3 years), W-7 form, or tax preparer letter confirming most recent return

Income Consistency Requirements
Employment History Generally requires 2 years uninterrupted employment for wage earners, Self-employed: minimum 12 months business bank statements; may require up to 24 months if deposits are irregular or declining , Most recent 1 year tax return (if filed) or 1099 allowed in Alt-Doc options , Education or training may be used to fill gaps in history.
Job Changes Employment must be stable and in the same line of work, Frequent job changes are acceptable if income is stable or increasing and supported by documentation, Gaps over 6 months require explanation + current 6 months continuous employment, Education and training must be documented with transcripts, diploma, or certificate.

Income Type	Requirement	Documentation
Wage Earner	Generally 2 years uninterrupted employment required; shorter history may be accepted with strong compensating factors.	2 most recent paystubs or 2 months of bank statements showing direct deposit; WVOE if available.
Self-Employed	Minimum 12 months self-employment required; some programs may require 24 months if income deposits are irregular or declining.	12–24 months business/personal bank statements, YTD P&L, business license or CPA letter; tax return if filed.
Part Time	2-year history required; must be likely to continue.	Paystubs, WVOE, or 2 months bank statements showing recurring deposits.
Seasonal	Must demonstrate consistent 12–24 month history and likelihood of continuance.	Bank statements, paystubs, or employer letter confirming rehire pattern.

Funds
Gift Funds Gift funds are allowed from family members.
Reserves No reserves required.

Loan Amounts
Minimum Loan Amount $100,000.
Maximum Loan Amount $1,000,000

Property Types
Eligible SFR, PUDS, 2–4 Units (multi-unit primary residences) FNMA-warrantable condos, ADUs allowed if appraised as part of a 1-unit property (with restrictions).
Ineligible Manufactured homes, Non-warrantable condos, Rural properties or parcels over 10 acres, Rural 2–4 unit properties, Properties located in Hawaii lava zones 1 & 2, Puerto Rico, Guam, U.S. Virgin Islands, or Baltimore, MD, Properties with C5 or C6 appraisal condition ratings.

Self-Sufficiency
Requirement 2–4 unit properties only.
Calculation Use market rents from appraisal (Form 1007/1025) 75% of gross market rent from all units (including borrower’s) must be ≥ PITIA (Principal, Interest, Taxes, Insurance, HOA if applicable).

Seller Contributions
Maximum Contribution Seller: 3% max: LTV > 80%, 6% max: LTV ≤ 80%.
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.

Investment

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