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San Luis Obispo attracts international buyers for its university ties, coastal proximity, and wine country appeal. Foreign nationals here typically target investment properties near Cal Poly or vacation homes in the surrounding hills.
Non-QM lenders now accept crypto holdings as reserves and income documentation for foreign buyers. This matters in a tech-forward city where international professionals may hold significant digital assets outside traditional banking systems.
Foreign National Loans in San Luis Obispo
You need a valid passport and proof of income from your home country. Most lenders require 25-35% down depending on property type and citizenship status.
Credit requirements vary since US credit history isn't expected. Lenders review international credit reports or bank statements showing reserves. Some accept cryptocurrency holdings verified through third-party platforms as qualifying assets.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in San Luis Obispo.
San Luis Obispo attracts international buyers for its university ties, coastal proximity, and wine country appeal. Foreign nationals here typically target investment properties near Cal Poly or vacation homes in the surrounding hills.
Non-QM lenders now accept crypto holdings as reserves and income documentation for foreign buyers. This matters in a tech-forward city where international professionals may hold significant digital assets outside traditional banking systems.
You need a valid passport and proof of income from your home country. Most lenders require 25-35% down depending on property type and citizenship status.
Foreign national programs sit in the non-QM space with about 15-20 lenders actively offering them. Each has different country restrictions and documentation standards.
Some lenders accept borrowers from any country while others exclude specific nations. Rate structures vary by citizenship, with Canadian and European borrowers often getting better terms than applicants from countries with currency volatility.
Foreign buyers in San Luis Obispo almost always choose investment properties over primary residences. The DSCR approach works better than proving foreign income for most rental-focused clients.
I see many deals where switching from foreign national to DSCR loans saves clients 0.25-0.75% in rate. If the property generates strong rental income, that route beats documentation-heavy foreign income verification every time.
ITIN loans require US tax history while foreign national programs don't. If you've never filed US taxes, foreign national is your only path until you establish that history.
Asset depletion loans let you qualify using liquid assets instead of income. That works for wealthy foreign buyers with substantial savings but inconsistent documented income from their home country.
Cal Poly's international student population creates built-in rental demand near campus. Foreign investors buying near the university often target this demographic with properties that pencil well for DSCR qualification.
Wine country properties in the Edna Valley and nearby areas attract vacation home buyers. These don't generate rental income, so traditional foreign national programs with income verification become necessary rather than DSCR alternatives.
Yes, foreign national loans don't require US residency or visa status. You need a valid passport and proof of income from your home country.
Expect 25-35% down depending on property type and your citizenship. Investment properties typically require 30% while some vacation home programs accept 25%.
No, lenders use international credit reports or bank statements instead. Some accept verified crypto holdings as qualifying reserves.
Some lenders now accept verified crypto holdings as income and reserves. This requires third-party verification of your digital asset accounts.
DSCR usually wins for rental investments since it skips personal income documentation. Run both options to compare rates and qualification ease.