Foreign National vs ITIN Loans
| Attribute | Foreign National Loan | ITIN Loan |
|---|---|---|
| Borrower residency | Non-US resident | US resident, no SSN |
| Occupancy | Investment only (non-owner-occ) | Primary residence or investment |
| Purpose | Business-purpose | Consumer or business-purpose |
| ID accepted | Passport | ITIN + passport + visa/EAD |
| Vesting | LLC or individual (both allowed) | Individual typical |
| Max LTV | 75% (80% select) | 70–80% depending on program |
| Rate premium vs conventional | +1.5–2.5% | +1.0–2.0% |
| Credit check | Home-country credit or trade-line letters | US credit history required (thin file OK) |
| Reserves | 6–12 mo PITIA in US bank | 3–6 mo PITIA in US bank |
Best for Foreign National Loan
- • Investors living outside the US
- • LLC-held rental portfolios
- • Buyers with strong overseas income
Best for ITIN Loan
- • US-resident non-citizens
- • Owner-occupied borrowers
- • Buyers with US credit history
I'm on an H1-B visa — which loan do I need?
Neither, typically. Visa holders with US income usually qualify for standard conventional financing. Foreign-national and ITIN products are for scenarios where standard docs aren't available.
Can I use a foreign national loan for a primary residence?
No — our foreign national program is business-purpose only. Investment properties, held in individual or LLC vesting.
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Initial scenario review once we have credit authorization and your supporting documents — usually same day. Formal pricing follows underwriting.
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Ready to move on your next deal?
Complete the short pre-qualification form and upload your supporting documents, and a licensed loan officer will follow up with an initial scenario review.
Get Your Personalized Rate QuoteHow We Evaluate This Scenario
A DSCR file is judged on the property, not your tax returns: qualifying rent divided by PITIA — principal, interest, taxes, insurance, plus HOA and flood where they apply. Most programs use the lesser of the in-place lease rent and the appraiser's market rent, so a lease signed below market usually caps the ratio no matter how strong the comps look.
Three inputs move the outcome more than anything else: rent support on the appraiser's rent schedule (Form 1007 or 1025), the LTV tier, and the credit tier. Dropping leverage by five points or moving up a FICO band frequently changes pricing more than shopping a different lender does.
Before you write an offer, price taxes and insurance at post-sale levels rather than the seller's current bill. In reassess-on-transfer states and in coastal insurance markets, that single adjustment is the most common reason a deal that penciled at contract fails the ratio at underwriting.
Reviewed by Simply Approved Mortgages · NMLS #2620881. Business-purpose investor lending only.
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Pick the loan type that fits your deal and complete a short, tailored pre-qualification. A licensed loan officer follows up with an initial scenario review once we have your credit authorization and supporting documents — usually the same business day. Formal pricing and terms follow underwriting.
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The form below is tailored to DSCR rental loan — only the questions your program needs.