Investor Loans Arizona · Cornerstone First Mortgage · NMLS #173855 Call Mike Certo · (480) 296-6513
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Updated · Mike Certo, NMLS #260555

Arizona Foreign National Investor Loans

Arizona attracts foreign real estate investors — California-adjacent ROI, retirement-adjacent vacation rentals, and strong rental demand. The financing path for non-US-citizen investors differs from US-citizen DSCR. Here's what to expect.

Who qualifies as a foreign national investor

Foreign national investor lending applies to borrowers who are NOT US citizens, NOT US permanent residents, and typically do not have established US credit. Different from ITIN borrowers (who have US tax IDs and typically reside in the US).

Eligibility basics

  • Foreign passport and government-issued identification
  • Visa status documentation if applicable
  • Foreign credit report (some programs) or no credit (some programs use compensating factors)
  • Substantial down payment — typically 30-35%+ minimum
  • Significant liquid reserves — typically 12+ months PITIA
  • Foreign income or asset documentation translated to English
  • Property must be in the United States

DSCR for foreign national investors

DSCR programs work particularly well for foreign national investors because the property's rental income drives qualifying — no personal income verification, no employment verification needed. The investor's foreign income or employment doesn't need to be verified the way it would on a conventional loan.

LLC closing for foreign national investors

Many foreign national investors close in US LLCs for liability separation, tax planning, and operational management. The LLC structure also accommodates multiple foreign investors pooling capital into single US properties. LLC formation and US tax registration are matters for your attorney and CPA — this site only handles the financing side.

Down payment and reserves

Foreign national investor programs typically require:

  • 30-40% down payment (higher than standard DSCR)
  • 12+ months PITIA in liquid reserves (higher than standard DSCR)
  • Some programs require funds to be on deposit in a US bank for 60+ days before closing
  • Lender verifies funds source and origin (anti-money-laundering compliance)

Common Arizona property types for foreign investors

  • Phoenix metro rental property (long-term rental)
  • Scottsdale or Sedona vacation rental (STR DSCR)
  • Lake Havasu vacation rental
  • Tucson rental property
  • Multi-property portfolios for scale

Next step

20-minute call. Bring nationality, current residence country, target Arizona property/area, target price, and rough asset/down-payment position.

FAQ

Do I need to be in the US to apply?

Not necessarily. Initial application can happen remotely. Closing typically requires either in-person attendance or international power-of-attorney coordination through your attorney.

Can foreign income qualify the DSCR loan?

On DSCR, the property's rental income qualifies — your personal income isn't verified. This is a structural advantage of DSCR for foreign national investors.

What if I have no US credit history?

Some foreign national investor programs accept compensating factors (foreign credit report, asset position, prior US property ownership) in lieu of US credit history. Specific requirements vary by program.

Are there restrictions on which Arizona property types I can buy?

Most residential property types (single-family, condo, 2-4 unit) are accommodated. Some restrictions on manufactured homes, certain commercial property types, and properties with HOA disclosure issues.