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Foreign National Loans in Commerce
Commerce sits right in the logistics heart of LA County. That pulls foreign investors who want commercial exposure or residential rentals near major distribution centers.
Foreign national loans here work for both warehouse purchases and single-family investments. Lenders look at the property's income potential, not your US credit history.
Most buyers in Commerce use these loans for investment properties. The city's industrial backbone creates steady rental demand from workers who need nearby housing.
You don't need a visa, green card, or Social Security number. These loans exist specifically for non-US citizens buying American real estate.
Most lenders want 30-40% down for foreign national loans. That's higher than conventional because you lack US credit and employment documentation.
You'll provide a passport, proof of funds, and evidence of income from your home country. Some lenders also require a US bank account opened before closing.
Credit requirements vary since lenders can't pull US credit reports. They focus on assets, down payment size, and property cash flow instead.
Investment properties need to show rental income that covers the mortgage payment. Lenders typically want 1.1x to 1.25x debt service coverage.
Only specialized non-QM lenders offer foreign national programs. Your local bank won't touch these deals—they're not set up for international documentation.
Rates run 1.5-3 points above conventional loans. You're paying for the lender's added risk when they can't verify US employment or pull domestic credit.
Some lenders cap loan amounts at $2-3 million. Others will go higher if you bring more down payment and stronger foreign income documentation.
Closing takes longer than standard loans. Plan for 45-60 days while the lender validates international documents and coordinates with foreign banks.
I've closed Commerce deals for investors from China, Mexico, and the Middle East. The industrial location makes rental math work better than residential-heavy cities.
The biggest mistake is waiting until you're in escrow to gather foreign bank statements. Get those translated and notarized before you even make an offer.
Some lenders accept international credit reports from services like Equifax UK or Experian Singapore. That can shave 0.25-0.5 points off your rate.
Don't assume your foreign income translates dollar-for-dollar. Lenders discount it based on currency stability and documentation quality.
ITIN loans require a US tax ID number. Foreign national loans don't—you can buy property before you have any US tax presence.
DSCR loans work well if you already own the property and have rental history. Foreign national loans are better for first purchases with no existing tenants.
Bank statement loans need 12-24 months of US business deposits. Foreign nationals usually can't provide that before their first American property purchase.
Asset depletion programs let you qualify based on liquid assets. That works if you're cash-heavy but your foreign income documentation is weak.
Commerce properties near the 5 and 710 freeways rent to warehouse and logistics workers. That tenant base stays employed even when other sectors slow down.
Property taxes in Commerce average 1.1-1.2% of purchase price. Factor that into your cash flow analysis alongside mortgage payments.
Some HOAs in Commerce restrict non-owner occupancy. Verify rental rules before writing an offer if you're buying a condo or townhouse.
The Citadel Outlets area is seeing residential development. New construction there might have stricter foreign buyer restrictions from builders.
Yes. You can close through a US-based attorney using power of attorney. Some lenders require notarized documents from your home country's US embassy.
Most lenders require one opened before closing. It simplifies wire transfers and shows you're serious about the purchase. You can typically open it remotely.
Expect 30-40% down for most programs. Properties under $500k sometimes qualify at 25% down if rental income is strong.
Rarely. Most programs require investment properties only. If you have a work visa, you'd use a different loan type entirely.
Plan for 45-60 days. International document verification takes longer than domestic loans. Start gathering bank statements and income proof early.
Mortgage financing for independent contractors and freelancers who earn 1099 income instead of traditional W-2 wages.
Mortgage programs that allow borrowers to qualify based on liquid assets rather than traditional employment income.
Non-QM loans that use 12 to 24 months of bank statements to verify income for self-employed borrowers.
Short-term financing that bridges the gap between buying a new property and selling an existing one.
Debt Service Coverage Ratio loans that qualify investors based on a rental property's income rather than personal income.
Asset-based short-term loans primarily used by real estate investors for property acquisition and renovation projects.
Mortgages that allow borrowers to pay only the interest for an initial period, resulting in lower monthly payments upfront.
Financing solutions tailored for real estate investors purchasing rental properties, fix-and-flip projects, or investment portfolios.
Home loans for borrowers who have an Individual Taxpayer Identification Number instead of a Social Security number.
Adjustable rate mortgages held in a lender's portfolio rather than sold on the secondary market, offering more flexible terms.
Non-QM mortgages that use a CPA-prepared profit and loss statement to verify income for self-employed borrowers.
Home loans with interest rates that adjust periodically based on market conditions after an initial fixed-rate period.
Specialized mortgage programs designed to support homeownership in underserved communities with flexible qualification criteria.
Mortgages that meet the guidelines and loan limits set by Fannie Mae and Freddie Mac for secondary market purchase.
Financing for building a new home or making major renovations, typically converting to a permanent mortgage upon completion.
Traditional mortgage financing not backed by a government agency, offering flexible terms and competitive rates for qualified borrowers.
Innovative loan products that leverage projected home equity growth to provide favorable financing terms.
Government-insured mortgages from the Federal Housing Administration with low down payments and flexible credit requirements.
A revolving line of credit secured by your home equity that allows you to borrow funds as needed during a draw period.
A fixed-rate second mortgage that provides a lump sum of cash by borrowing against the equity built in your home.
Mortgages that exceed the conforming loan limits set by the FHFA, designed for financing high-value luxury properties.
Loans for homeowners aged 62 and older that convert home equity into cash without requiring monthly mortgage payments.
Government-backed zero down payment mortgages for eligible rural and suburban homebuyers who meet income limits.
Government-guaranteed mortgages for eligible veterans, active-duty service members, and surviving spouses with zero down payment.