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Foreign National Loans in Visalia
Visalia's ag-driven economy attracts international investors who don't hold U.S. citizenship or permanent residency. Foreign national loans let you buy residential or investment property here without a green card or Social Security number.
Most international buyers in Tulare County target rental properties near downtown Visalia or single-family homes in established neighborhoods. These loans work for purchase only — refinancing typically requires different documentation.
You'll face higher down payments and rates than domestic borrowers, but approval doesn't depend on U.S. credit history. Lenders evaluate passport validity, foreign income documentation, and your ability to service the debt.
Expect to put down 30-40% on investment properties, sometimes 25% on primary residences if you can document foreign income clearly. Cash reserves matter more than credit scores — lenders want 12+ months of payments in the bank.
You'll need a valid passport, proof of income from your home country, and bank statements showing liquidity. Some lenders require translated tax returns if you earn income abroad; others accept employment letters and pay stubs.
Interest rates run 1-2% above conventional mortgages. Loan amounts cap around $3 million with most portfolio lenders. Properties must appraise, and you'll pay standard title and escrow fees plus any translation costs.
Foreign national programs come from portfolio lenders who hold loans on their books — not Fannie Mae or Freddie Mac. Each lender sets its own down payment minimums, rate premiums, and documentation requirements.
Some California lenders approve based solely on U.S. bank accounts and the property's rental potential. Others require complete foreign income verification. Shopping across lenders matters because underwriting varies wildly.
A broker with foreign national experience saves weeks of back-and-forth on documentation. Most retail banks don't touch these loans. You need access to specialty lenders who close 50+ foreign national deals annually.
I close foreign national loans in Visalia every quarter, mostly for buyers from Mexico and Canada investing in rental properties. The process takes 45-60 days — longer than conventional because of document translation and verification.
Get your passport, bank statements, and income proof organized before you make an offer. Sellers here expect standard 21-30 day closes. Disclosing your loan type upfront prevents dead deals when timelines stretch.
Some buyers think they need an ITIN loan instead. Foreign national programs are cleaner if you have 30%+ down and solid reserves. Save ITIN loans for when you're building U.S. credit history or need lower down payments.
ITIN loans accept 15-20% down but require two years of U.S. tax returns filed with an Individual Taxpayer Identification Number. Foreign national loans skip that — you qualify on international income and higher equity.
DSCR loans evaluate rental income only, ignoring your personal finances entirely. They work if the Visalia property generates enough rent to cover the mortgage. Foreign national programs look at your global financial picture instead.
Asset depletion loans let you qualify based on bank balances rather than income statements. If you hold significant liquid assets but inconsistent foreign income, that route sometimes beats foreign national pricing.
Visalia's rental market stays tight due to ag worker demand and college students from College of the Sequoias. Properties near downtown or west Visalia rent fast, which helps if you're using DSCR underwriting alongside foreign national status.
Tulare County prices run lower than coastal California, so your 30% down payment goes further. A $400k rental property here might generate better cash flow than a $900k condo in Los Angeles on the same equity.
Title companies here handle foreign buyer transactions regularly but may require apostilled documents if you're buying from certain countries. Budget extra weeks for international document certification before closing.
Yes, most closings happen via mobile notary or power of attorney. You'll need U.S. bank accounts set up remotely and wire transfer capability for the down payment.
No, these are portfolio loans with no PMI regardless of down payment. The higher rate reflects lender risk instead of insurance premiums.
Passport validity matters at closing, not throughout repayment. Once funded, you service the loan normally regardless of passport status changes.
Yes, foreign national loans work for investment purchases. Most lenders require you declare investment intent upfront rather than claim primary residence.
Bank statements, employer letters, and translated tax returns from your home country. Some lenders accept notarized income affidavits if documentation is limited.
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.