No U.S. credit. No problem.
Buy California real estate as a non-U.S. citizen — no U.S. credit history, no U.S. tax returns, no Social Security required. Foreign National loans built for international buyers and expats.
Foreign National loan terms — at a glance.
Typical program parameters for non-U.S. citizens purchasing California property. Your final terms depend on the property, your documentation, and the country you're coming from.
Not a commitment to lend. Programs and ranges vary by lender, country of origin, and borrower profile.
Built for buyers without U.S. footprint.
If you don't have a U.S. credit score, U.S. tax returns, or even a Social Security number — a Foreign National loan was designed for you.
No U.S. credit needed
Qualify with your foreign credit report or with reference letters from your home-country banks — no FICO required.
No U.S. tax returns
No 1040s, no W2s, no SSN. We use foreign income docs — employer letters, business statements, or assets.
Buy as an LLC
Title the property in your name, your U.S. LLC, or a foreign entity — common for international investors protecting privacy and tax structure.
Worldwide income OK
Earnings from any country count — business owners, employed abroad, retirees on foreign pensions, all qualify.
Four steps from inquiry to closing — even from abroad.
You don't need to be in the U.S. to close. Documents can be signed at a U.S. embassy, consulate, or via approved remote notary.
Tell me your scenario
Country of citizenship, the California property, and how you're funding the down payment. Two minutes on the form below.
Document foreign income
Employer letter, business financials, foreign bank statements, or assets — translated and notarized when needed.
Lock terms
I shop your scenario across 240+ lenders to find the highest LTV and best rate for your country and profile.
Close in ~30–45 days
Sign at a U.S. embassy, consulate, or via approved remote notary. Wire funds; receive the keys.
The Foreign National document checklist.
Most countries are accepted. Documents in your home language are fine — we'll handle certified translations.
From any country. If you also hold a U.S. visa (B1/B2, E2, L1, etc.), include it — but it's not required.
Employer letter, business financials, CPA letter, or self-employed P&L. Foreign income in any currency counts.
2–3 months of foreign bank statements to verify reserves and the source of your down-payment funds.
Foreign credit report OR two reference letters from international banks showing 24+ months of good standing.
Signed purchase agreement on the California property — or tell me the address you're targeting and I'll start prep.
A clean paper trail showing where your down-payment money came from. Required for AML compliance — standard worldwide.
An LO who actually answers — in your language.
"Buying a home in another country shouldn't feel like a maze. My job is to make it feel like a one-page checklist."
I'm Kiri Suykry, Loan Officer at Loan Factory — 20+ years in real estate and mortgages, and an immigrant family background myself. I work in English and Cambodian / Khmer, and I close Foreign National deals on California property, from the OC coast to the Inland Empire to NorCal.
Through our 240+ lender network and AI-powered platform, I shop your scenario across the lenders that actually fund Foreign National deals — not the ones that say "yes" then back out at underwriting.
Backed by Loan Factory's lender network & tech.
The reason rates come in lower here: we shop, we negotiate, and we make less per file than the big retail shops.
I route your file to the lenders that actually fund Foreign National deals — not the ones that "do it sometimes."
Transparent pricing. What I quote you is what you sign at closing.
Loan Factory's AI engine matches your country and profile to the lender most likely to approve.
English and Cambodian / Khmer — same expert advice, your preferred language.
Tell me your country and the property.
I'll tell you the terms.
Quick reply — usually within one business day in Pacific Time. WhatsApp, WeChat, or email is fine if calling is hard from your timezone.
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Call · text · WhatsApp+1 (949) 245-9313
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Emailkiri@loanfactory.com
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CoverageProperty must be in California · Loan Factory