You don't need a U.S. credit score to apply for an investment property loan with Hera, but each program has its own conditions. Here's how foreign national loans work.
The United States remains one of the most attractive markets in the world for real estate investors — and you don't need to be a citizen or resident to finance a property here. The key is working with a lender that has a real foreign national program, not one that treats it as an exception.
The myth: you need U.S. credit
Many lenders will tell you they need a U.S. FICO score, which stops a lot of international investors before they start. A true foreign national program doesn't. At Hera, foreign nationals can apply without a U.S. credit score, but no FICO doesn't mean no conditions. On Fix & Flip, Bridge and Ground-Up loans, pricing includes an adjustment for foreign nationals and, as for every borrower, Ground-Up construction and heavy rehab aren't offered at the 0–2 completed-projects experience level. Hera's DSCR rental program also accepts foreign nationals; its terms depend on the property and the borrower.
How the loan is underwritten
For a rental property, the loan is underwritten on the property's cash flow (a DSCR loan), not your personal income. That means the same logic applies whether you're in Miami or Medellín: the rent has to cover the payment, with a DSCR of at least 1.00x. Meeting that ratio is one requirement of the loan, not an automatic approval.
What you'll typically prepare
- •A valid passport and visa (on Fix & Flip, Bridge and Ground-Up loans, the visa must remain valid for the entire loan term)
- •A U.S.-domiciled borrowing entity, usually an LLC, with its entity documents and EIN
- •Your two most recent months of bank statements to show liquidity (reserves); the amount required depends on the program
- •Property insurance and, if the property is rented, the lease
Closing from abroad
Plan the closing early. On Hera's Fix & Flip, Bridge and Ground-Up loans, the loan agreement, promissory note and guaranty are always wet-signed (signed in ink), so coordinate the signing logistics with your loan officer ahead of time. A bilingual team makes the difference when the paperwork is in a second language. This is where a Miami-based lender that works in both English and Spanish has a real edge for investors from Latin America.
One thing to plan for
Foreign nationals can finance purchases and rate-and-term refinances, but cash-out refinances follow different rules that depend on the program and your experience level. If your strategy depends on pulling equity out later, raise it with your loan officer up front so there are no surprises.
Getting started
The fastest way to know where you stand is to run a Fix & Flip, Bridge or Ground-Up scenario through Hera's terms calculator, which includes a foreign national profile, or to talk to a loan officer about a rental (DSCR) loan. The barrier is smaller than most investors think.
This article is for general information only and is not legal, tax or financial advice. Loan programs, rates and terms are subject to credit approval and underwriting and may change without notice.