The rental is in the United States. You are not next door to it — or you are not a US person at all. Rent covers the note on paper. Then the bank or conventional shop stalls: local branch, an SSN that looks like their consumer file, personal DTI from a US W-2, “we don’t know you.” That is this page — not a rewrite of when the bank says no on a rental, not how DTI kills a cash-flowing rental, not the personal-name page, not write-offs versus a W-2 rental loan, and not another explainer of what a DSCR loan is.
Funded Funding is a national private-money brokerage. We are not a bank. We are not an NMLS-licensed consumer mortgage lender. The loan is business-purpose, closed in an LLC or another business entity, underwritten on the asset and the deal. The desk floor is $100k. No owner-occupied. Start on the Funded Funding homepage if you need the product list first, or read what the desk is.
Two buyers, one consumer stall
A foreign national here is a non-US person buying a US investment property — a rental that has to stand on its own rent, not a primary residence. An out-of-state buyer is a US investor purchasing or refinancing a rental far from where they live. Same LLC close. Same problem: a shop treating the file like a neighbor applying down the street.
Personal income boxes, local-branch preference, ITIN/SSN friction, and “we don’t know you” kill files that are fine as business-purpose LLC asset deals. This is a nationwide note, not a city-spam URL. The property can be in any state we can close. Owner-occupy is the wrong site.
Why the bank wants you local and known
Because conventional / bank rental underwriting still wants a US consumer they already know how to score. No SSN, an ITIN they will not treat like a W-2 file, thin or no US credit, and no local branch relationship look like a stranger — even when the US rental can cover the note.
A community bank or credit union often wants a face in a branch. A conventional desk still wants an SSN, a US credit file, and personal income they can drop into DTI. Foreign-national files hit identity first. Out-of-state files hit relationship first. Both then fall into the same consumer boxes the other notes already cover.
If the thin net blows the ratio, that is the DTI page. If they will only close in your personal name, that is the vesting page. If write-offs already made a US return look too thin, that is the write-off page. The broader map is when the bank says no on a rental. This page is the remote or non-US buyer versus a shop that still wants a local consumer.
Why an out-of-state landlord looks like a stranger
Because a lot of banks and credit unions still prefer a local borrower they can see in a branch. Distance becomes “we don’t know you.” Personal DTI and consumer overlays stay on. The house can pay. Their file still wants a neighbor.
- The branch wants a local relationship. You live in one state. The rental is in another. They underwrite the distance before they underwrite the rent.
- “We don’t know you” is an overlay. No deposits, no prior loan, no face in the lobby. The tenant already covers the note. Their committee still wants a known person.
- Personal income stays the object. Being out of state does not turn their product into an asset test. The ratio page is next door; this page is why they opened that box on a stranger.
- The other consumer walls stay on. Financed-property counts, personal-name vesting, two years of returns — same stalls, now plus geography.
None of that means the house is a bad rental. It means you asked a local consumer shop to bless a national investor file. Those two systems are not designed to agree.
Why a foreign-national file dies in a consumer box
A non-US person buying a US rental is not a missing W-2. It is a missing consumer identity their guidelines were written around. They want an SSN. They may see an ITIN and still refuse to treat it like their W-2 path. They want a US credit story and US tax returns they can reconstruct into personal income. If those pieces are thin, late, or not how you file, the file dies before anyone prices the rent.
That stall is not write-offs making a US return look thin — a foreign national may not have the US return at all. It is not DTI on a cash-flowing rental until they have an income number they will count. They often also want a personal-name close, which is the wrong vest if you intend to hold in an entity. This page is the identity and residency wall itself.
We will not invent a documentation list, a visa story, a credit-score cutoff, or a promise that every passport funds. A business-purpose path can mean the property’s rent versus the payment is the underwriting object when the consumer identity is the problem. It does not mean “no documents.” It does not mean every file funds.
Two boxes: their local consumer file vs the asset
A bank rental / conventional investment-property loan asks whether you — local enough, known enough, income-shaped enough — can carry the note on personal income. Private money on a rental — the DSCR-style file — asks whether the property can (monthly rent ÷ monthly PITIA). The formula stays on what a DSCR loan is. The side-by-side stays on DSCR vs a bank rental loan. This page will not rewrite those.
- Who is the borrower? Bank rental: typically you, personally, preferably nearby. This desk: the LLC (or other business entity). That is why investors form the entity before they ask for the money.
- What gets qualified? Bank: identity, income, DTI, and whether they already know you. DSCR-style: rent vs payment.
- ITIN, SSN, and “we don’t know you.” Bank: often the file. Cash-flow path: not the same wall as a consumer overlay. Overlays still exist. They are not a local-branch veto.
- You live in another state. Bank: distance is a reason to stall. Cash-flow path: the property is in a state we can close. Your home address is not the product.
- Owner-occupy? If you will live there, stop. Wrong broker. Wrong license world.
We are not going to pretend banks are useless. If you already have a US income story they will count, a relationship they accept, and a simple 1–4 unit rental their box allows, a bank loan can be the cheaper long-term hold. That is their path, not ours. If they already stalled because you are foreign, remote, or both, do not shop us as a cheaper bank. Shop us as the other door. A foreign-national or out-of-state no does not guarantee a private-money yes. The rent still has to cover the payment. We will not invent a rate, a credit-score cutoff, a leverage number, or a testimonial on this page.
What this desk is — and is not
Funded Funding is a national private-money brokerage. We are not a bank. We are not an NMLS-licensed consumer mortgage lender. This is a national desk, not a Phoenix-only shop. The public phone is (520) 552-7065 — an Arizona number. We do not publish an office address. Terms vary by lender, property, and borrower entity. Not available in every state.
The desk floor is $100k. Files under that are not this desk. Borrowers close in an LLC or another business entity. We do not stretch a rental into an owner-occupied mortgage we are not licensed to do. A remote or foreign-national stall on a hold is usually a DSCR-style rental file. A purchase that still needs time or rehab can be a bridge into a takeout. Do not force the label before the file is read.
Entity close, $100k floor, and a ready file
Yes. The loan is business-purpose and closes in an LLC or another business entity — not as a consumer buying a primary residence. The loan is to the entity and the asset, not a W-2 mortgage for someone who happens to live far away. If the entity is not ready, that is a sequencing problem, not a passport problem. Fix the entity first; the LLC funding note is the place for that.
The desk floor is $100k. Files under that are not this desk. Say the actual fund amount on the application. This desk reads 1–4 unit investor files differently from 5+ unit and commercial files. A house, duplex, triplex, or fourplex is one kind of file. Five or more units, apartments, parks, and commercial are another. Put the true unit count on the application. A business-purpose path can mean rent versus payment is the object when identity or the local-relationship box is the problem. It does not mean every foreign-national or out-of-state file funds.
When to stay on the bank path anyway
Distance and a foreign passport are not always a dead end. Sometimes the cheaper long-term hold is worth waiting — a shop that already knows you, a US income story they will count, or an ITIN path they actually run. If that is actually your file and the deal will still be there, wait. Private money is the other door, not a moral upgrade.
Stay on the bank path when the income they will count clears without fiction, they will close in the name you actually need, and the close can happen on their calendar. If they already said they do not know you, they will not treat the ITIN, or they will not lend to a landlord who lives in another state, shopping for a friendlier branch is optional homework, not a plan for a contract that expires. It means the conventional path stalled on identity, residency, or a local-relationship box. It does not mean the property cannot support a business-purpose loan. It also does not guarantee a private-money yes. The rent still has to cover the payment.
How to put the file here
- Confirm it is investor property. If you will occupy it, this site is not your lender.
- Entity ready to close. LLC or other business entity that can take title and the loan.
- Deal on paper. Address, purchase or refinance amount, rent (lease or a defensible market rent), unit count, the property state, and that you are a foreign national or an out-of-state buyer — plus what the bank already refused, if they ran it.
- Do not invent the rent. The cash-flow path still needs a payment the property can cover. A remote or foreign-national denial does not license a fictional lease.
- Apply. Same intake as the rest of Funded Funding: the application. Apply here if you already know the file is an LLC rental. Or call or text (520) 552-7065.
Still unsure whether the file is DSCR, a bridge into a takeout, or still a bank file you should wait on? That is what the intake is for. We will tell you which product the deal is, including “this is still a bank file.” The rest of the investor blog is for the adjacent products — not for rewriting this remote-buyer wall in five cities.
Frequently asked questions
Why do banks stall a foreign-national rental purchase?
Because conventional / bank rental underwriting still wants a US consumer they already know how to score. No SSN, an ITIN they will not treat like a W-2 file, thin or no US credit, and no local branch relationship look like a stranger — even when the US rental can cover the note.
Why does an out-of-state landlord get the same stall?
Because a lot of banks and credit unions still prefer a local borrower they can see in a branch. Distance becomes “we don’t know you.” Personal DTI and consumer overlays stay on. The house can pay. Their file still wants a neighbor.
Is Funded Funding a bank?
Funded Funding is a national private-money brokerage. We are not a bank. We are not an NMLS-licensed consumer mortgage lender.
What is the minimum to fund?
The desk floor is $100k. Files under that are not this desk.
Do I close in an LLC?
Yes. The loan is business-purpose and closes in an LLC or another business entity — not as a consumer buying a primary residence.
Does being a foreign national or out-of-state buyer mean the deal is dead?
It means the conventional / bank path stalled on identity, residency, or a local-relationship box. It does not mean the property cannot support a business-purpose loan. It also does not guarantee a private-money yes. The rent still has to cover the payment.
Ready to get funded?
If a local-branch, ITIN/SSN, or “we don’t know you” overlay already stalled a US rental that pays — because you are a foreign national or you live in another state — and you have an LLC and a property that has to stand on its own rent, send the file. No fake funded counts. No stock testimonials. No owner-occupied stretch. No teaser rate that is not your file.
Ready to get funded?
Apply on the same intake we use live, or call or text (520) 552-7065.