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Financing for foreigners, who and how is it available from?

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Will Barnard Video Moderator Donor

Real Estate Investor from Santa Clarita, California

Feb 12 '13, 04:00 PM
1 vote


This has been a previous discussion in past but wanted to create a new thread regarding some specifics.

I have a buyer who is from another country, non US citizen seeking funding on an SFR. 5 year max term and possibly just a bridge for a year or two.

Can anyone direct me to institutional or private funding possibilities for such a borrower?
Income verification from country of citizenship along with assets is available.

Need your help BP Nation.

Thanks.

Will Barnard



Medium_be_logoWill Barnard, Barnard Enterprises, Inc.
E-Mail: [email protected]
Website: http://www.barnardenterprises.com
http://www.InvestorExperts.com


K. Marie Poe

Real Estate Investor from Central Valley, California

Feb 12 '13, 04:42 PM


Will: is your buyer a foreign national? Not a legal resident here with green card? I know several foreign nationals here in SB with very large mortgage loans. They just went to the banks like Wells Fargo, or in one case one of our local banks. They are all very wealthy and have lots of assets that can be verified and they had large downs (30% or more). You know, like rich people. :)

Has your buyer looked for a lender yet?



Will Barnard Video Moderator Donor

Real Estate Investor from Santa Clarita, California

Feb 12 '13, 04:45 PM


This buyer is not that wealthy and the down is small, hence part of the problem. Not sure about the green card thing, will have to check.



Medium_be_logoWill Barnard, Barnard Enterprises, Inc.
E-Mail: [email protected]
Website: http://www.barnardenterprises.com
http://www.InvestorExperts.com


K. Marie Poe

Real Estate Investor from Central Valley, California

Feb 12 '13, 05:03 PM


If your buyer is a foreign national without a large down, I'm thinking you probably can't get it done very easily without a private lender. I'll be very surprised if there are any instit. lenders that will loan to foreign nationals without real skin in the game and without verifiable wealth.

If your buyer has a green card, then he is a legal resident alien. Resident aliens apply for, and are approved for loans, just like any citizen. However, even if your buyer is a legal resident (or soon to be approved), he'll need a local job and credit history, which he may be lacking.

Is it possible that you don't have a better buyer? Or do you really just like this guy a lot?



Michael Power Donor

Real Estate Investor from Riverview, Florida

Feb 12 '13, 05:11 PM


Will / Washington Federal on the West coast does foreign loans. It's easiest if the borrower is a Canadian citizen, (not that it really matters). They do 65% ltv up to $700k and investment properties too. They are a regional bank in the western states.

As a Canadian, I have been successful with TD Bank on the east coast with 65% ltv on investment properties.

As KMP suggests, they can just inquire at the banks. But, they will want a high down payment, (minimun 25%). The qualifying process is the same for foreigners.

Are there not any bank type RE investors on BP? We never seem to hear from one.

http://az4ca.com/wp-content/uploads/2011/04/Canadian-Flyer-Washington-Federal.pdf

Mike P.



Dean Letfus

Real Estate Investor from Memphis, Tennessee

Feb 12 '13, 05:11 PM


50 to 60% , 5 to 10 year money for foreign nationals is no problem, DEPENDING on which state the property is in?



Will Barnard Video Moderator Donor

Real Estate Investor from Santa Clarita, California

Feb 12 '13, 05:14 PM


Thanks for your insight thus far, much appreciated. I was hoping to have some of the others jump in here who have been talking on this subject. I believe @Uwe S. was one of them.

Is it possible that you don't have a better buyer? Or do you really just like this guy a lot?
Correct, until today, I had no other buyer on the hook so was exercising every possibility with this potential buyer.



Medium_be_logoWill Barnard, Barnard Enterprises, Inc.
E-Mail: [email protected]
Website: http://www.barnardenterprises.com
http://www.InvestorExperts.com


Will Barnard Video Moderator Donor

Real Estate Investor from Santa Clarita, California

Feb 12 '13, 05:19 PM


Perhaps some of you could assist?
@Dion DePaoli
@Jon Holdman
@Chris Clothier



Medium_be_logoWill Barnard, Barnard Enterprises, Inc.
E-Mail: [email protected]
Website: http://www.barnardenterprises.com
http://www.InvestorExperts.com


Chris Clothier Verified Donor

Real Estate Investor from memphis, Tennessee

Feb 12 '13, 06:13 PM


Hey @Will Barnard -

Fire me a PM and I will share a great contact right there in the Newport area that could help. Not to mention, he may become a great resource in many other funding ways for you. But he is very private and so far, as I have introduced him to people from BP, they have connected very well.

All the best - Chris



Medium_new_mi_logoChris Clothier, Memphis Invest, GP
Telephone: 901-212-9647
Website: http://www.memphisinvest.com
www.MemphisInvest.com 1(877)-773-9998 Chris D Clothier


Will Barnard Video Moderator Donor

Real Estate Investor from Santa Clarita, California

Feb 12 '13, 06:46 PM


Originally posted by Dean Letfus:
50 to 60% , 5 to 10 year money for foreign nationals is no problem, DEPENDING on which state the property is in?
Property is in CA, Sherman Oaks to be specific.

Update, borrower is not a foreign national (no green card/visa) and large bank (Chase) stated they dont do loans without that.

@Chris Clothier - Awesome, you rock. PM on the way.

Looks like I am down to finding private money for this borrower so lets take the topic down that road.



Medium_be_logoWill Barnard, Barnard Enterprises, Inc.
E-Mail: [email protected]
Website: http://www.barnardenterprises.com
http://www.InvestorExperts.com


Dean Letfus

Real Estate Investor from Memphis, Tennessee

Feb 12 '13, 07:06 PM


Slightly confused, he is American but has no green card or visa? What is he then? Illegal alien?



Will Barnard Video Moderator Donor

Real Estate Investor from Santa Clarita, California

Feb 12 '13, 07:23 PM


He is a she, she is not an American citizen nor does she have a visa, thus just a "visitor" from another country. No, she is not an illegal alien as she comes here legally for visits and with her passport.



Medium_be_logoWill Barnard, Barnard Enterprises, Inc.
E-Mail: [email protected]
Website: http://www.barnardenterprises.com
http://www.InvestorExperts.com


K. Marie Poe

Real Estate Investor from Central Valley, California

Feb 13 '13, 07:34 AM


@Will Barnard Your buyer IS a foreign national. She is not a resident alien. I think it will help you when looking for funding if you say you are looking for financing for a foreign national. That's the correct term and lenders understand it.



Will Barnard Video Moderator Donor

Real Estate Investor from Santa Clarita, California

Feb 13 '13, 09:10 AM


Originally posted by K. Marie Poe:
Your buyer IS a foreign national. She is not a resident alien. I think it will help you when looking for funding if you say you are looking for financing for a foreign national. That's the correct term and lenders understand it.
I see. Perhaps I misunderstood, but from what I was told, a foreign national actually resides here and a lender would ask some questions to the borrower (test to see if they live here in the US). Is that NOT correct? This particular buyer/borrower resides and lives in another country (in Europe) and only visits here from time to time. Does that still qualify for a foreign national?



Medium_be_logoWill Barnard, Barnard Enterprises, Inc.
E-Mail: [email protected]
Website: http://www.barnardenterprises.com
http://www.InvestorExperts.com


K. Marie Poe

Real Estate Investor from Central Valley, California

Feb 13 '13, 09:29 AM


@Will Barnard A foreign national is anyone who isn't a citizen of the host country. Foreign nationals can't "live" here unless they are here on visas that permit work, school or extended stays, or unless they are resident aliens (green cards).

Your buyer is a foreign national without resident alien status.

Has your buyer applied to Wells Fargo? If she doesn't have a large down or assets that she can pledge in order reduce her down, a private lender may be the only option.

More important: why doesn't your rehab in SO have offers with better buyers than this one? It's a beautiful house. Do you think it's over priced? If an offer from a foreign national without tons of verifiable wealth was my only offer, I'd be freaking. :)



Will Barnard Video Moderator Donor

Real Estate Investor from Santa Clarita, California

Feb 13 '13, 09:38 AM


Thanks for the clarification. I have not gone to WF but did ask Chase and their answer was no, only IF the FN could prove they lived here a majority of the time. Not sure if this person qualifies for that, but perhaps other banks besides Chase would go down this road.

Overpriced, not anymore. First problem was that it was listed just before the Holidays/Election and Nov-Dec (and Oct.) were three of the slowest months in recent history in this area. I have dropped the price over $300k (bye bye profits) and now with the new price and after Holidays/election, we are getting plenty of traffic now.

The main problem is that this home has approx. 50 steps from street to front door which kills a ton of the buyer pool. I do have another interested party recently and will be meeting them at the property later this week. Until then, this was my only buyer who is dying to get the home. Yes, it is beautiful, and has to die for views, stairs are the issue.



Medium_be_logoWill Barnard, Barnard Enterprises, Inc.
E-Mail: [email protected]
Website: http://www.barnardenterprises.com
http://www.InvestorExperts.com


K. Marie Poe

Real Estate Investor from Central Valley, California

Feb 13 '13, 09:52 AM


Originally posted by Will Barnard:
Thanks for the clarification. I have not gone to WF but did ask Chase and their answer was no, only IF the FN could prove they lived here a majority of the time. Not sure if this person qualifies for that, but perhaps other banks besides Chase would go down this road.

Overpriced, not anymore. First problem was that it was listed just before the Holidays/Election and Nov-Dec (and Oct.) were three of the slowest months in recent history in this area. I have dropped the price over $300k (bye bye profits) and now with the new price and after Holidays/election, we are getting plenty of traffic now.

The main problem is that this home has approx. 50 steps from street to front door which kills a ton of the buyer pool. I do have another interested party recently and will be meeting them at the property later this week. Until then, this was my only buyer who is dying to get the home. Yes, it is beautiful, and has to die for views, stairs are the issue.

Hope you are not serious about the price reduction being all the profit. "50 steps from street to front door kills a ton in the buyer pool"? Like they die before they see the property? Survival of the fittest. Literally. You should start advertising it as the Darwin House.



Dion DePaoli

Note Investor from Fort Lauderdale, Florida

Feb 14 '13, 12:11 PM
1 vote


Sorry, took a moment to respond to the summons.

The borrower is a Foreign National as opposed to a Resident Alien. Foreign National underwriting is pretty standard across the board in institutional loans but has become less available since the crash.

Max LTV = 65%
Income & Asset Verification will come from home country.
Subject Property Designation is limited to either (a) Second Home or (b) Investment Property.

Usually with an investment property designation, they will want to underwrite a management contract. That is a lender specific overlay.

Credit underwriting will use alternative source as most other countries do not participate in the same credit bureau credit reporting we use in the US. Typically, they will seek standard alternative credit documents such as other loan performance and higher balance credit such as auto and credit cards.

The general view on these types of borrowers is boarder line stated documentation. As some borrower support is difficult to verify. This is what drives the LTV requirement.

Foreign income is income a borrower receives from a foreign
corporation or foreign government and paid in foreign currency.
All borrowers using foreign income to qualify must document their income with:

1. Copies of two years signed federal income tax returns, and
2. Standard income documentation (e.g., year-to-date (YTD) paystub and W-2 forms for prior years). All income must be
translated to U.S. dollars.

Fannie Mae & Freddie Mac no long buy foreign national loans. As such many of the mainstream commercial banks longer offer any program. The loan will have to be originated by a portfolio lender, whether private or public. Many banks in Florida still do these types of loans due to the amount of borrowers in the market.

There is a specific program for Canadian residents only. Fannie and Freddie will still purchase those. Other countries, no dice.

Some commercial banks that still might have a program might include RBC, HSBC and RBS. Outside of that its a toss up and you would have to shop around.

There is no grace given to "live here most of the time". Foreign Nationals are here on Visa (in most cases an H-1 Visa either B or C) and have permission to be in the country from 1 month to 6 months at a time. At the end of that term they must leave the US for a period of time before returning.

If your borrower has applied for a Resident Alien Card (Green Card), you might see how long their attorney thinks the approval will take. You might get a portfolio lender to bend a little on the underwriting.

Hope that helps.



Will Barnard Video Moderator Donor

Real Estate Investor from Santa Clarita, California

Feb 18 '13, 10:57 PM


Thanks Dion, that does not look to promising, but will look into it.



Medium_be_logoWill Barnard, Barnard Enterprises, Inc.
E-Mail: [email protected]
Website: http://www.barnardenterprises.com
http://www.InvestorExperts.com


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