Foreign National DSCR Lender in Texas
Foreign National DSCR Loans in Texas
Total Quality Lending finances Foreign National investors across Texas with DSCR loans that qualify on the property’s rental cash flow — not personal U.S. income or tax returns. Up to 75% LTV for purchase, eligible with 680+ credit or No Credit Score, and loan amounts from $150K to $1.5M.
- Max LTV (purchase)
- 75%
- Min credit
- 680 or NCS
- Loan amounts
- $150K–$1.5M
- U.S. income docs
- None
Why Foreign Nationals choose DSCR loans in Texas
A Foreign National DSCR loan lets non-U.S. citizens build a U.S. rental portfolio in Texas without W-2s, U.S. tax returns, or a DTI calculation. Approval is based on whether the investment property pays for itself.
- Designed for Foreign National investors — no U.S. citizenship or permanent residency required
- Qualify on the property’s rental cash flow — no personal income, W-2s, or U.S. tax returns
- Up to 75% LTV for purchase (DSCR ≥ 1.00, $1.0M loan)
- Eligible with a 680+ U.S. credit score OR no U.S. credit score
- Loan amounts from $150,000 to $1,500,000
- First-time investors allowed
- Short-term rentals (Airbnb, VRBO, FlipKey) eligible — gross rents × 0.80 / PITIA
- Cash-out can be used to satisfy reserve requirements
Texas Foreign National DSCR at a glance
- Maximum LTV (DSCR ≥ 1.00, ≤ $1.0M)
- 75% purchase
- Minimum credit score
- 680 (or No Credit Score)
- Loan amounts
- $150K – $1.5M
- Occupancy
- Investment only
- Loan purposes
- Purchase, Rate/term refinance, Cash-out refinance
- Reserves
- 6 months PITIA
Available terms
- 15-, 30-, and 40-year fixed
- 5/6, 7/6 & 10/6 ARMs (30-year term)
- Interest-only options (40-year ARM + IO combo allowed)
Eligible property types
- Single-family (attached & detached)
- 2–4 unit properties
- Condominiums
- Condo-hotel projects
2–4 unit, Condominium, and Condo Hotel property types cap at 70% LTV on purchase and 65% on refinance. Rural properties are not eligible on this program; acreage is limited to 2 acres and must not meet the rural definition.
Texas Foreign National DSCR — LTV table
LTV caps depend on (a) the property’s Debt-Service Coverage Ratio (DSCR) and (b) the loan amount tier. Both 680+ FICO and No-Credit-Score borrowers receive the same LTV caps.
DSCR ≥ 1.00
| Max loan | Purchase | R/T refi | Cash-out |
|---|---|---|---|
| $1M | 75% | 65% | 65% |
| $1.5M | 70% | 60% | 60% |
DSCR < 1.00
| Max loan | Purchase | R/T refi | Cash-out |
|---|---|---|---|
| $1M | 65% | 60% | 60% |
| $1.5M | 65% | — | — |
Refinances on the $1.5M tier are not available when DSCR < 1.00.
Short-term rental (Airbnb & VRBO) financing for Foreign Nationals in Texas
Running a short-term rental in Texas? Foreign National DSCR financing works for Airbnb, VRBO, and FlipKey properties (condo-hotel projects excluded). Qualifying income is a 12-month rental average; gross rents are reduced by 20% to reflect extraordinary operating expenses, then divided by PITIA. LTV caps at 70% on purchase and 65% on refinance.
What Foreign National borrowers in Texas need to provide
- Valid, unexpired passport (with photograph)
- Valid U.S. visa OR I-797 with valid extension dates and I-94 OR Visa Waiver Program documentation
- Minimum 30-day asset verification (U.S. or foreign account)
- 6 months of PITIA in reserves (cash-out may be used to satisfy)
- Subject-property appraisal with FNMA Form 1007 or 1025 reflecting market rents
- All credit-review documents must be within 120 days of the Note date
Gift funds are not allowed. Borrowers and Guarantors are screened against the U.S. Treasury OFAC sanctioned-countries list — citizens of OFAC-sanctioned countries are not eligible.
Texas Foreign National DSCR FAQs
Can a Foreign National get a DSCR loan in Texas?
Yes. Total Quality Lending offers Foreign National DSCR loans throughout Texas for investment properties. The borrower does not need to be a U.S. citizen or a lawful permanent resident — qualification is based on the property's rental cash flow, not personal U.S. income or tax returns. Owner-occupied and second-home occupancy are not eligible.
What credit score do I need for a Foreign National DSCR loan in Texas?
Foreign National DSCR loans in Texas are available with a minimum 680 U.S. credit score, or with No Credit Score for borrowers without an established U.S. credit history. LTV caps are the same in either case.
What is the maximum LTV on a Foreign National DSCR loan in Texas?
In Texas, the maximum LTV on a Foreign National DSCR loan is 75% for a purchase (DSCR ≥ 1.00, up to $1.0M loan size). The $1.5M tier caps at 70% purchase / 60% refinance, and DSCR < 1.00 transactions cap at 65% purchase / 60% refinance.
How much can I borrow on a Foreign National DSCR loan in Texas?
Loan amounts on the Foreign National DSCR program in Texas range from $150K to $1.5M. The $1.5M tier carries lower max LTVs than the $1.0M tier.
Can I use short-term rental (Airbnb) income to qualify on a Foreign National DSCR loan in Texas?
Yes. Short-term rentals (Airbnb, VRBO, FlipKey) are eligible in Texas on this program, capped at 70% LTV for purchase and 65% LTV for refinance (condo-hotel projects are excluded from STR pricing). DSCR is computed as gross rents × 0.80 / PITIA based on a 12-month rental average.
What documentation do Foreign Nationals need to provide?
Each borrower must provide a valid, unexpired passport and either a valid U.S. visa, an I-797 with valid extension dates plus I-94, or — for borrowers from countries in the U.S. State Department's Visa Waiver Program — a current copy of the participating-countries list. Canadian citizens do not require a nonimmigrant visa. Asset documentation is at least 30 days; all documents (credit, assets, title) cannot exceed 120 days at the Note date.
Are there reserve requirements on a Foreign National DSCR loan in Texas?
Yes. Foreign National DSCR loans require 6 months of PITIA in reserves. Cash-out proceeds may be used to satisfy this requirement.
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