Buy an Orlando investment property from anywhere in the world
Financing for international buyers who live and work outside the United States. You qualify on the rental income the property brings in, with no U.S. credit score or U.S. tax returns required.
Who is a foreign national borrower?
A foreign national is someone who is a citizen of another country, lives and works outside the United States, and wants to buy or refinance an investment property here. If you visit Florida on a passport and I-94 but your home and income are abroad, this program was built for you.
Vacation home investors
Buy a rental near Disney, Kissimmee, or Davenport and let it earn income while you're home.
Short-term rental owners
Short-term rental properties are eligible, with qualification based on the property's rental income.
Long-term rental investors
Build a U.S. rental portfolio with a single-family home, townhome, or condo leased to long-term tenants.
Program highlights
Every scenario is different, so these are general guidelines. I'll review your situation and tell you honestly what's possible.
Purchases up to 75% of the property value, subject to property type and credit profile.
A U.S. credit score isn't required. International credit references from your bank can be used instead.
Approval is based on the property's rental income compared to the mortgage payment, not your personal income.
Loan amounts to fit most Central Florida vacation and rental homes.
30-year fixed and 40-year interest-only options are available.
Sign from your home country at a U.S. embassy or consulate, with no need to fly in for closing.
What you'll need
Here is a typical document list. I'll confirm the exact items for your file up front, so nothing surprises you later.
- Valid passport from your country of citizenship
- Form I-94 arrival/departure record (or visa, if applicable)
- Bank statements showing your down payment, closing costs, and reserves
- Funds transferred to a U.S. bank account before closing
- Credit reference letters from your bank, if you don't have U.S. credit
- A U.S. bank account for automatic monthly payments
- Purchase contract and property details
Good to know
Honest answers up front save everyone time.
- This program is for 1-unit investment properties, not a home you'll live in
- Title is held in your individual name (LLC and trust ownership aren't available on this program)
- Plan for about 9 months of mortgage payments in reserves after closing
- Cash-out refinances aren't available for foreign national borrowers
- Power of attorney can't be used to sign final loan documents
- Some buyers are restricted by state or federal law depending on country of citizenship. I'll confirm eligibility on our first call
How it works
A simple process, handled from wherever you live.
Quick call
We talk through the property you want, your budget, and your timeline. I'll tell you what's realistic.
Pre-approval
Send your passport, bank statements, and references. I compare lenders and pre-approve you before you make an offer.
Appraisal & rent review
The appraiser values the home and estimates its rent, which is what your loan qualifies on.
Close remotely
Sign at a U.S. embassy or consulate, or in person in Florida. Then your property starts working for you.
Popular areas for international buyers
I'm based in Winter Garden and know the Central Florida vacation and rental market firsthand.
Foreign national loan FAQs
Can a non-U.S. citizen get a mortgage in Florida?
Yes. Foreign national loans let citizens of other countries who live abroad finance an investment property in Florida. You qualify based on the property's rental income, not U.S. income or a U.S. credit score.
Do I need a U.S. credit score or Social Security number?
No. If you have U.S. credit, it can be used. If you don't, international credit references from your bank can establish your credit history instead.
How much do I need for a down payment?
Purchases typically start at 25% down, with more required for some property types such as condos. You'll also need reserves of about 9 months of payments after closing.
Can I buy a vacation rental near Disney?
Yes. Short-term rental properties are eligible, as long as short-term rentals are legally allowed at the property. Community and HOA rules around the parks vary, so confirm them before you buy.
Do I have to travel to Florida to close?
No. You can sign your closing documents at a U.S. embassy or consulate in your home country. Power of attorney can't be used to sign the final loan documents.
Can I buy the property in an LLC?
Not on this program. Foreign national loans require the property to be titled in your individual name. If an LLC is important to you, let's talk through the options.
Let's see what you qualify for
Tell me about the property you have in mind and I'll give you an honest answer on whether it works, with no pressure either way.
Brandt Myers, Mortgage Broker, NMLS #2030154. Mountain Goat Mortgage LLC, NMLS #2547079. Equal Housing Opportunity. Foreign national loans are business-purpose loans for non-owner-occupied investment properties only. All loans are subject to credit approval, property eligibility, and lender guidelines, which may change without notice. This is not a commitment to lend.