Cash is simple, and plenty of out-of-state and international buyers pay cash. But leverage is how most investors build a portfolio, and there's more financing available for remote buyers than most people realize. Here's the map.

If you're a US citizen or permanent resident living in another state

Conventional investment property loans

These are the Fannie Mae and Freddie Mac loans most people think of. You qualify on your personal income, credit and debt. Down payments for investment property usually start around 15% to 25%, and Fannie Mae limits how many financed properties one borrower can have (up to 10). These loans are usually made to individuals, not LLCs. Where you live doesn't matter much, since the lender cares about you and the property.

DSCR loans

A DSCR loan (debt service coverage ratio loan) qualifies on the property's rent compared to its mortgage payment, not on your personal income. That's why remote investors love them: no tax returns, no pay stubs, and they commonly lend to LLCs. Typical terms: 20% to 25% down, credit scores of roughly 660 to 700 or better, and a ratio of 1.10 to 1.25 for the best pricing. Our DSCR loan guide goes deep, and our DSCR calculator will tell you if a deal qualifies before you offer.

Local banks and portfolio lenders

Community banks and credit unions sometimes keep investor loans "in portfolio," meaning they hold the loan themselves instead of selling it, which lets them be more flexible. Some prefer borrowers with a local connection, so an introduction from someone they already work with helps.

Commercial loans for 5+ units and commercial property

Once you're buying five or more units, or retail, office, industrial or mixed-use, you're in commercial lending. The lender underwrites the property's income and your experience. See our commercial real estate loan guide.

Hard money and private money for rehabs

For a property that needs work before it can be rented or refinanced, a short-term hard money or private loan can fund the purchase and rehab. It's more expensive and short-term by design, usually followed by a refinance into a DSCR or conventional loan. We work with local private lenders; you can see some of them on our investor team page.

If you're a foreign national

A "foreign national" in lending means a buyer who isn't a US citizen or permanent resident and usually doesn't have US credit history. You can still get a mortgage on US investment property, typically through foreign national DSCR programs.

What foreign national loans typically look like

• Down payment: commonly 25% to 30% or more, meaning the loan covers 70% to 75% of the price at most.
• Rate: usually somewhat higher than the same lender's loans for US borrowers.
• Qualification: based mostly on the property's rent covering the payment, often at a ratio of 1.0 or higher.
• Reserves: many programs want 6 to 12 months of payments sitting in the bank after closing.
• Entity: often made to a US LLC, which needs its articles, operating agreement and EIN.
• Documents: passport, proof of funds, bank statements (with certified English translations if needed), and sometimes a US bank account for automatic payments.

Terms vary widely from lender to lender and change with the market, so treat these as a starting point for conversations, not a quote.

Tips that make foreign national loans go smoother

• Get the money into the US early. Lenders want to see it seasoned in an account, and international wires take time. See our wire and closing guide.
• Form your LLC and get the EIN before you apply. See our LLC guide.
• Choose properties that clearly cash flow. A strong rent-to-payment ratio makes approval easier.
• Get your documents translated and organized up front.

Cash now, refinance later

Some investors, domestic and foreign, buy with cash to win the deal and move fast, then place a loan on the property after closing to pull money back out. That's a legitimate strategy, and it can work well in a market where cash offers carry weight. Ask your lender about their waiting period and how they value the property before you count on it.

How we help with financing

We don't lend money. What we do is introduce you to lenders who actually close loans for out-of-state and foreign buyers here, get you pre-approved or proof-of-funds ready before you shop, and build your offers around what your lender needs. A buyer with financing figured out is a buyer who wins deals.

Frequently asked questions

Can a foreigner get a mortgage to buy US rental property?

Yes. Foreign national loan programs lend to non-US citizens without US credit history, typically with 25% to 30% or more down and at rates somewhat above loans for US borrowers.

Can I get a DSCR loan if I live in another state?

Yes. DSCR loans qualify on the property's rent, not your personal income or where you live, and they commonly lend to LLCs.

How much do I need down to buy a rental in Kentucky?

For a DSCR loan, plan on 20% to 25%. Conventional investment loans can start lower. Foreign national loans usually need 25% to 30% or more.

Do I need a US credit score?

For conventional loans, yes. Foreign national programs are designed for borrowers without one.

Get financing lined up first

Tell us how you plan to pay on our out-of-state and international investor intake form, and we'll connect you with the right lender. Or book a call with Rob.

More guides for out-of-state and international investors

• The out-of-state investor playbook for Louisville
• California investors buying in Kentucky
• Texas investors buying in Kentucky and Indiana
• International investors buying in Kentucky and Indiana
• Foreign ownership rules in Kentucky and Indiana (2026)
• FIRPTA and US taxes for foreign investors
• LLCs and banking for out-of-state and foreign investors
• Closing remotely: wires, notarization and time zones
• Building your remote investor team in Louisville
• Funds and institutional buyers acquiring here

Winner Realty is a real estate brokerage licensed in Kentucky and Indiana. We are not a lender, and this is general information, not a loan offer. Loan terms described are typical ranges from lender program guides as of 2025-2026 and vary by lender, borrower and property.