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Foreign National Loans in San Gabriel
San Gabriel draws international buyers from Asia and Latin America who need financing without US credit history or residency. This city's proximity to downtown LA and strong Chinese commercial corridor makes it a natural target for foreign investors.
Foreign national loans here typically require 30-40% down on properties ranging from single-family homes to multi-unit investments. Most international buyers in San Gabriel purchase for rental income or family use while maintaining primary residence abroad.
You need a valid passport and proof of foreign income through translated bank statements or tax documents from your home country. No US credit history, Social Security number, or visa required for these programs.
Minimum credit score requirements don't apply since underwriters evaluate foreign credit reports differently. The focus shifts to down payment size, liquid reserves, and documented income stability in your home country.
Only specialized non-QM lenders offer true foreign national programs since Fannie Mae and Freddie Mac require US residency. We work with about 15 lenders who actively fund these deals in California.
Rate spreads vary wildly between lenders based on their appetite for international borrowers from specific countries. A Chinese national might get vastly different pricing than a Mexican national at the same lender based on their internal risk models.
International buyers often overpay because they approach a single lender directly without comparing options. Rate differences of 1-2% exist between aggressive and conservative foreign national lenders on identical borrower profiles.
The biggest approval killer is poor documentation translation or incomplete income verification from foreign sources. Get financial documents professionally translated to English with certification before starting the application process.
ITIN loans require a US tax identification number and often allow lower down payments than foreign national programs. If you're willing to obtain an ITIN, you'll access better pricing and terms.
DSCR loans work well when the San Gabriel property generates strong rental income since approval depends solely on cash flow rather than personal income. This eliminates complex foreign income verification if rent covers the mortgage payment.
San Gabriel's Chinese-American business community creates a knowledge base for international transactions that some lenders view favorably. Properties near Valley Boulevard's commercial corridor often appraise well due to consistent investor demand.
Title companies here regularly handle foreign national purchases, but you'll need apostilled documents from your home country for certain transaction types. Budget extra time for international document processing and currency exchange coordination.
Yes, remote closings are possible through power of attorney and mobile notaries. Some lenders require in-person closing, so confirm requirements early.
Expect 30-40% down for most programs. Higher down payments sometimes unlock better rates or waive reserve requirements.
Not for qualification, but you'll need one to make mortgage payments. Most lenders require US account setup before closing.
Plan for 2-4 weeks longer than domestic loans. Translation and certification of foreign documents adds processing time.
Most foreign national programs don't use rental income for qualification. Consider DSCR loans instead if you need rental income to support approval.
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.