Andrade Real Estate Services

The Foreign National DSCR Rate & Term Refinance Program allows international investors who do not live in the U.S. to refinance existing U.S. investment properties using only the property’s rental income
— no employment verification, personal income, or U.S. credit history required. Approval is based on whether the rental income can support the new mortgage payment. This program offers a simple, fast, and flexible way to improve loan terms without tax returns, W-2s, or pay stubs.

This program is ideal for borrowers who:

Are foreign nationals living outside the U.S. seeking to refinance U.S. investment properties.
Want to lower their interest rate, adjust the loan term, or restructure existing financing.
Need a business-purpose, non-owner-occupied loan qualified solely on DSCR (rental cash flow).

DSCR Requirement	Max LTV	Max Loan
≥1.00	65%	$100,000 – $3,000,000
0.80-0.99	65%	$100,000 – $3,000,000
<0.79	65%	$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.

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.

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.

Rate & Term

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