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San Fernando sits in the northeast San Fernando Valley with residential properties ranging from modest single-families to newer townhomes. Foreign buyers typically target this market for rental income or family housing near Burbank and Glendale employment hubs.
Most lenders require 30-40% down for foreign national loans here. Larger down payments compensate for documentation challenges when borrowers lack U.S. credit history or tax returns.
Investment properties dominate foreign national purchases in this area. Lenders structure these loans expecting rental income, not owner-occupancy — which affects both approval and pricing.
You don't need a Social Security number or U.S. residency. Lenders verify identity through passport and proof of foreign address — nothing more.
Most programs require reserves equal to 12-24 months of mortgage payments in liquid accounts. Bank statements from your home country work if translated and verified.
Credit standards vary widely. Some lenders accept foreign credit reports; others skip credit entirely and price based on down payment size and property cash flow.
Fewer than 20 lenders in our network handle foreign national loans — this is specialty lending. Rate spreads between lenders hit 1.5-2 percentage points on identical scenarios.
Some lenders cap loan amounts at $2 million; others go to $5 million. Your property type and down payment determine which lenders even quote your deal.
Expect rates 1.5-3% above conventional mortgages. Pricing reflects portfolio risk, not borrower credit — these loans rarely sell to Fannie Mae or Freddie Mac.
Processing takes 45-60 days minimum. Document translation, foreign bank verification, and manual underwriting all add time compared to standard loans.
I've closed foreign national loans for buyers from Mexico, China, and Europe in San Fernando. The deals that fund fastest bring translated bank statements and clear property purpose upfront.
Buyers often underestimate the down payment. Coming in at 25% down kills most applications — plan for 35% minimum unless you're putting down 40-50% and can skip some documentation.
Title insurance gets tricky when your name includes characters not in the English alphabet. Start that process early or expect closing delays.
Investors using LLCs face extra scrutiny. Some lenders refuse LLC ownership entirely; others allow it but require personal guarantees and higher reserves.
ITIN loans require a U.S. tax ID and filed tax returns — foreign national loans skip both. If you haven't established U.S. tax presence, this is your only option.
DSCR loans work for foreign nationals who want investor-friendly terms. You'll still face the same down payment requirements, but underwriting focuses purely on rental income, not reserves.
Asset depletion loans let you qualify using liquid assets instead of income. Some lenders combine this with foreign national programs when you're sitting on substantial cash but limited income documentation.
San Fernando properties often need work. Foreign buyers purchasing sight-unseen should budget for inspection surprises — older homes dominate the housing stock.
Rental demand stays steady due to proximity to I-5, Metrolink, and the 118 corridor. Lenders view this area as stable for investment property cash flow projections.
Los Angeles County transfer taxes add costs at closing. Factor these into your total cash requirement beyond down payment and reserves.
Property management becomes essential when you live abroad. Lenders sometimes require proof of management arrangements before funding investor loans.
Yes. Most lenders handle everything remotely through digital document submission and remote notarization. You may need a U.S.-based power of attorney for closing.
Plan for 35% minimum. Some lenders advertise 30%, but those programs have strict property and borrower requirements that most deals don't meet.
No. Lenders verify foreign account balances and require conversion only at closing. You'll need clear documentation of the currency exchange and source of funds.
Most don't. Foreign national loans typically qualify based on property value, down payment, and reserves rather than employment income verification.
Yes, but you'll face the same limited lender pool and higher rates. Some borrowers establish U.S. credit and switch to ITIN loans after building tax history.
Lenders require the same foreclosure process as any mortgage. Having 12-24 months reserves protects you during currency fluctuations or international transfer delays.
Foreign National Loans in San Fernando