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Simi Valley sits in Ventura County — far enough from LA to feel suburban, close enough to stay desirable. Foreign nationals buy here for exactly that reason.
This is a non-QM loan. That means no Fannie Mae, no Freddie Mac. Lenders set their own rules, and those rules vary widely across the 200+ wholesale lenders we work with.
30–35%
Typical Down Payment
Not required
US Credit Score
Non-QM
Loan Type
30–45 days
Est. Close Time
12+ months
Cash Reserves
Most lenders want 30% down. Some go to 35% for certain visa types or property uses. That down payment is your primary qualification lever.
You'll need a valid passport and visa, proof of foreign income, and a reference letter from your home country bank. No US tax returns required.
Most retail banks won't touch foreign national loans. They lack the portfolio capacity and appetite for cross-border income verification.
We shop this through wholesale lenders who specialize in non-QM. That's where competitive pricing and flexible guidelines actually live for this product.
The biggest mistake I see: foreign nationals applying with a retail bank, getting denied, and assuming they can't buy. That's wrong. The right lender exists.
Currency conversion matters. Some lenders discount foreign income by 25% during underwriting. Know this before you negotiate a purchase price.
If you have an ITIN number, an ITIN loan may give you better rates and lower down payment requirements than a straight foreign national program.
Investors buying rental property in Simi Valley should look at DSCR loans. Those qualify on property cash flow — not your personal income at all.
Simi Valley is predominantly single-family homes. That works in your favor — most foreign national lenders prefer SFR over condos or multi-unit.
Ventura County has no special foreign buyer restrictions as of April 2026. Title and escrow companies here handle international transactions regularly.
Most foreign national lenders don't require a US credit score. A foreign credit report or bank reference letter usually substitutes.
Yes. A DSCR loan may actually be a better fit for rental properties. It qualifies on rent income, not your personal foreign income.
Accepted visa types vary by lender. B1, B2, and tourist visas are harder — E, H, L, and O visas typically get better treatment.
Expect lenders to require 12 months of mortgage payments in liquid reserves. Some lenders require more for non-owner-occupied properties.
Unlikely. Most retail banks don't offer this program. Non-QM wholesale lenders are where this product is actually available.
Plan for 30-45 days. Cross-border document verification adds time. Start gathering foreign bank statements and income docs early.
Foreign National Loans in Simi Valley