Foreign National Financing for Investors

Thinking about investing in rental property but unsure whether Canada or the U.S. offers the right opportunity?

The United States offers Canadian investors access to diverse real estate markets, including popular destinations such as Florida, Texas, and Arizona. Depending on the property, location, and financing, U.S. real estate may offer attractive rental income, portfolio diversification, and long-term growth potential.

Watch this short video to explore the real estate investment opportunities available across the United States.

Through our U.S. offices, we help Canadian investors compare mortgage programs and find financing tailored to their cash-flow and investment goals. Let’s find the right solution for your next U.S. property.

Schedule your free consultation to get started — no cost, no obligation.

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U.S. Loans - The Benefits

✔ Low Down Payment – Options starting at 20% down*

✔ Rental Income Qualification – Short- or long-term rental income*

✔ No Portfolio Limits – No cap on properties owned*

✔ Flexible DSCR – Ratios below 1.00 may qualify*

✔ Cash-Flow Potential – Lower LTV may improve cash flow*

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

✔ Simplified Qualification – No U.S. credit or personal income required*

✔ Down Payment Flexibility – Eligible secured funds may be permitted*

✔ Multi-Unit Financing – Properties with up to 24 units*

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

*Available on select programs to qualified borrowers. Guidelines are subject to change and must be verified at the time of application.

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

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.

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 Foreign Nationals pay U.S. income taxes?

Yes, rental income is generally taxable. We can explain common ownership options and connect you with a qualified cross-border tax professional who can advise you on the most tax-efficient structure for your circumstances.

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.

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 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.