Foreign National Lenders 2026: Which Wholesale Lenders Have the Best Programs

A foreign national borrower is a non-US citizen or permanent resident who does not have a Social Security number and may not have US credit history. These borrowers are typically purchasing investment properties, vacation homes, or second homes in the United States. The lending space is thin but active, with a dozen or so non-QM lenders consistently offering programs.

Standard Foreign National Program Requirements

• ✦Passport and visa documentation: lender verifies the borrower has legal status to own US real property. Tourist visas are generally acceptable for property ownership; financing is a separate question.
• ✦No US credit required: most foreign national programs accept international credit references in lieu of a US credit file. A letter from the borrower's bank confirming account standing and credit history is typically acceptable.
• ✦Down payment: minimum 25 to 30 percent is standard. Some lenders require 35 percent for loans above a certain amount.
• ✦Asset verification: lenders want to see 12 months of bank statements from the borrower's home country bank showing sufficient funds and consistent activity.
• ✦Loan amounts: many foreign national programs cap at $3 to $5 million. Larger amounts may be available on a case-by-case basis.

Active Wholesale Lenders With Foreign National Programs

• ✦Acra Lending: one of the most active foreign national lenders at wholesale. Has published guidelines for investor and second home properties.
• ✦A&D Mortgage: offers foreign national programs for both purchase and cash-out refinance.
• ✦Verus Mortgage Capital: has historically been active in this space. Confirm current eligibility through their broker desk.
• ✦Griffin Funding: active in foreign national lending, particularly for investment properties in CA and FL.
• ✦LendSure Mortgage: offers foreign national programs including interest-only options.

Property Restrictions

• ✦Condos in high-concentration markets like Miami require project approval. Many FL condo projects have been restricted due to high foreign national ownership percentages.
• ✦Primary residence foreign national loans are rare. Most programs are limited to second homes and investment properties.
• ✦Short-term rental income documentation is increasingly accepted by foreign national programs, particularly for FL and NY coastal markets.