Who this is for
Who uses foreign national loans
Second-home buyers
A Waikiki condo or a neighbor island retreat.
International investors
Rentals qualified on rent with DSCR versions.
Buyers keeping cash abroad
Leverage instead of wiring the full price.
Families buying for students
Some lenders allow it with a parent borrower.
Program highlights
Highlights
Asset-based qualifying
International credit reports or reference letters instead of U.S. credit.
Funds from abroad
Down payment and reserves documented and seasoned in U.S. accounts.
Entity options
Some lenders allow LLCs.
Condotels
Select lenders finance hotel-program units. Condotels →
Qualification guidelines
What lenders look at
Typical guidelines across my lender network. Every file is different, and I will tell you exactly where you stand after a quick review.
| Factor | Typical requirement | Required? |
|---|---|---|
| Passport | Valid | ✓ YES |
| Down payment | Often 25–40% | ✓ YES |
| Reserves | Often 6–12 months | ✓ YES |
| Funds in U.S. account | Before closing | ✓ YES |
| U.S. credit / SSN | Not required | ✗ NOT REQUIRED |
In Hawaii
Hawaii-specific points
- HARPTA: when a nonresident sells Hawaii real estate, the buyer generally must withhold 7.25% of the amount realized for state tax (HRS §235-68).
- FIRPTA: federal withholding of up to 15% generally applies when a foreign person sells U.S. real property.
- Talk to a tax advisor in your home country and the U.S. before buying.
How it works
From first call to closing
- Call or videoGoals, property type and timeline.
- DocsPassport, assets, references.
- ShopForeign national lenders compared.
- CloseRemote signing options vary by lender and escrow.
Common questions
Foreign National FAQ
Can I buy without U.S. credit?
Yes, foreign national programs use international credit or references.
How much down?
Typically 25–40% depending on the lender and property.
Can I rent it out?
Yes, subject to local rental laws; on Oahu most rentals must be 90+ days outside resort areas.
What taxes apply when I sell?
HARPTA (Hawaii) and FIRPTA (federal) withholding may apply.
Sources: HRS §235-68 (HARPTA); 26 U.S.C. §1445 (FIRPTA); lender guidelines vary.
Bank statement, P&L, DSCR, ITIN, foreign national, condotel and fix-and-flip programs are non-QM or business-purpose products. They are not conventional, FHA, VA or USDA loans, and rates and down payments are typically higher.
