TurkMortgages.com (a team of NEXA Mortgage, LLC) · Ethan Morgan NMLS #2738407 · NEXA Mortgage, LLC Corp NMLS #1660690
Mortgage financing for non-US citizens and non-permanent residents buying US investment property in Texas. No SSN required (passport-only on some programs), no US credit history needed — qualifies on foreign assets, foreign income, or property cash flow (DSCR). Investment property only.
A Foreign National loan is a non-QM mortgage program designed for non-US citizens and non-permanent residents purchasing US real estate as an investment. You don't need a Social Security Number, an ITIN, US credit history, or US-based income. Instead, the loan is underwritten on foreign documentation — international bank statements, foreign income proof, asset statements — or, increasingly common, on the property's own cash flow via DSCR. Texas is one of the most popular destinations for foreign investors, particularly in Houston, Dallas, and Austin.
The US imposes no legal restrictions on non-citizens buying US real estate or obtaining US mortgages. The challenge is finding the right lender — non-QM specialty programs are built for exactly this purpose, and dozens are active in 2026.
True Foreign National loans (for non-resident buyers living abroad) cannot be used to buy a primary residence or second home in the US. The property must be an investment — typically a rental — or a cash-out refinance on an investment property. Use ITIN loans if you live in the US but lack an SSN.
For these programs, a "Foreign National" is typically defined as a non-resident alien — someone who:
Certain countries with strong financial documentation systems (UK, Canada, Western Europe, Singapore, Hong Kong) tend to get smoother underwriting and slightly lower down payment requirements. Countries with limited document availability or sanctions exposure may face higher down or restricted programs.
Income & asset-based
You provide foreign tax returns, foreign bank statements, foreign employer letters, and reserve statements. The lender underwrites you as a borrower with documented international finances — like a normal mortgage but with non-US paperwork.
Property qualifies itself
The property's projected rental income must cover PITIA at the target DSCR (1.0–1.25x). Your personal income isn't underwritten — only the property. Combined with foreign-national rules: passport, reserves, and source of funds. Most popular path for purchase deals.
Heads up for the future: when a foreign national later sells US real estate, the Foreign Investment in Real Property Tax Act (FIRPTA) requires withholding (typically 15% of gross sale price) at closing, refundable through tax filing. Worth knowing upfront for your exit math.
Foreign documents in languages other than English typically need certified translation. International wire trails and seasoning periods (30–60 days at minimum) are non-negotiable. Closings run 30–45 days end-to-end, slightly longer than domestic.
For DSCR path, enter projected monthly rent. Calculator estimates loan size; actual qualification requires source-of-funds documentation and reserves verification. For illustration only — not an offer or approval. Excludes taxes, insurance, HOA, and mortgage insurance.
Foreign National is a specialty non-QM space. I shop the wholesale investors that genuinely close foreign-national files cleanly — DSCR-friendly, passport-accepting, entity-friendly — based on your country and documentation profile.
Investment properties in Texas are commonly titled in an LLC for liability protection and clean separation from personal finances. This is fully supported by DSCR / non-QM lenders (and often required). Standard agency loans (Fannie/Freddie) require title in your personal name. I'll match the right product to your titling preference.
| Feature | Foreign National | ITIN Loan |
|---|---|---|
| Borrower lives | Abroad (non-resident) | In the US |
| SSN required | No | No (ITIN instead) |
| ITIN required | Optional (varies) | Yes |
| Down payment | 25–40% | 15–25% |
| Property type | Investment only | Primary OK |
| Income docs | Foreign or DSCR | Personal tax returns |
| Best for | Non-resident investors | US residents without SSN |
Then the ITIN loan path is yours, not Foreign National — and it allows primary residence purchases at lower down payments. See the ITIN Mortgage page for that route.
Let's set up the right Foreign National program — passport-only DSCR if the property cash-flows, or full-doc with foreign income if not. English & Turkish; international clients welcome.