Foreign National Financing for Investors

Thinking about investing in rental properties but unsure whether Canada or the U.S. offers the best opportunities?

Florida has become a top choice for Canadian real estate investors—and for good reason! With year-round sunshine, a booming rental market, and no state income tax, investing in Florida real estate can provide higher returns and long-term wealth growth.

Watch this short video to explore the opportunities waiting for you in the Sunshine State!

At our U.S. offices, we specialize in helping Canadian investors secure the best mortgage solutions to maximize cash flow and ROI. Let’s find the perfect loan program for your investment goals!

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✔ Low Down Payment – As little as 20% down

✔ Flexible Income Qualification – Use short or long-term rental income

✔ No Portfolio Limits – No cap on the number of properties owned

✔ Flexible Debt Servicing – Less than a 1:1 ratio allowed

✔ Higher Returns – Lower LTV and strong rental income potential

✔ Flexible Mortgage Terms – Interest-only options or up to 40-year amortization

✔ No U.S. Credit or Personal Income Required

✔ Down Payment Flexibility – Secured debt can be used without impacting ratios

✔ Multi-Unit Investment – Finance up to 24 units in one building

🚀 Maximize your U.S. real estate investment with tailored mortgage solutions!

FAQs for Canadians Investing in the U.S.

What documents will I need to get a U.S. mortgage?

There are some documents that are usually required to obtain a Foreign National Loan. These include:

A valid passport (Canadian or other)
A current address
Income documentation
Bank statements and reference letters
Income verification letter
Bank statement of your down payment source
6 to 12 months of reserves that prove you can continue payments

Why should I consider a U.S. mortgage if I'm Canadian?

A U.S. mortgage will give you more flexibility with respect to income qualification, no limits on your portfolio, flexible debt servicing and flexible mortgage terms when compared to options available in Canada. You would also not loose money in the conversion from Canadian to U.S. dollars.

What are the best areas for investing?

Our sister company, Rateplicity, has offices in Florida. Florida is a great area for vacation homes or investment properties. Hot rental markets in Florida include Miami, Orlando, Tampa, Jacksonville, and Fort Lauderdale. There are also some hidden gems like Venice, Marco Island, and St. Petersburg.

Will I need a U.S. bank account?

Using a US-based lender to obtain financing means you will most likely be required to have a US bank account for the transfer of funds and mortgage payments. Having a US bank account can also make it easier to pay for expenses related to your home purchase, such as closing costs and property taxes.

Do I need an ITIN to buy property in the USA?

In general, if you are a non-resident alien selling, you will likely need to apply for an Individual Taxpayer Identification Number (ITIN) when you sell your property to pay any necessary taxes. You may want to consider consulting with a tax professional who can provide guidance specific to your situation.

Do I need a Visa?

As a Canadian making passive rental income in the USA, you do not need a visa. However, if you plan to stay in the US long-term and manage many rentals, you may be eligible for an E-2 treaty investor visa. An E-2 would allow you to manage a US business. This means your family can also work and study in the US. There are many benefits to having a visa that allows you to live in the US with less restrictions, and you may want to consider a consultation with an immigration lawyer to see what your options are.

Do Foreign Nationals pay U.S. income taxes?

Yes, you will have to pay taxes on your rental income. We can advise you on different ways to structure your ownership of the property to minimize the tax implications.