Foreign National
Loan Programs

— FOREIGN NATIONAL LOANS

Pacific Home Loans specializes in Foreign National financing solutions for international buyers purchasing U.S. real estate without traditional U.S. income documentation, Social Security numbers, or domestic credit history.

Foreign National financing is commonly used by international investors, second-home buyers, vacation-property purchasers, resort-property investors, and high-net-worth global clients acquiring U.S. real estate. Many of our Foreign National clients are buying in Hawaii – which has long been one of the most active markets in the country for international buyers from Canada, Japan, Korea, Australia, China, and the United Kingdom.

As a hybrid mortgage bank and broker, Pacific Home Loans has been funding Foreign National loans in-house since 2018 while maintaining access to one of the most diverse Non-QM investor shelves in the industry – giving international buyers both the speed of an in-house lender and the program breadth needed to accommodate different countries of origin, asset structures, and documentation realities.

Whether you are financing a luxury home, a vacation property, a resort condominium, a condotel, a non-warrantable condominium, or an investment property, our team structures financing solutions designed around international borrower profiles, global assets, and cross-border financial structures.

— ABOUT FOREIGN NATIONAL LOANS

— HAWAII INTERNATIONAL BUYERS

Pacific Home Loans is based in Hawaii, where international buyers have been a meaningful share of the resort, condominium, and luxury home market for decades. Our team has structured Foreign National financing for clients from Canada, Japan, Korea, Australia, China, the United Kingdom, Germany, Singapore, and across the Pacific Rim – including buyers purchasing in Wailea, Kīhei, Kāʻanapali, Kapalua, Waikoloa, Princeville, Waikīkī, and Ko Olina.

For international buyers specifically interested in Hawaii resort and vacation properties, Foreign National financing pairs naturally with our loan program structures – and our team is experienced in handling both the resort-condo project review and the international borrower qualification within the same transaction.

For Hawaii resort and vacation rental condo financing:
→ PrimeResort™ Vacation Rental Condo & Resort Financing

— HOW IT WORKS

Foreign National qualification focuses primarily on asset strength, liquidity, reserve positioning, international banking documentation, and overall borrower profile.

Typical Documentation Requirements

• International bank statements
• Proof of liquid assets
• Financial reference letters from international banks
• International income documentation
• Translated financial documents where applicable
• Passport and visa documentation

Qualification structure depends on borrower profile, country of origin, property type, occupancy, and investor guidelines. Documentation requirements that may seem unusual to a U.S. borrower – bank reference letters, certified translations, accountant-attested income statements – are standard in international financing and our team is experienced in coordinating them with international clients and their advisors.

— PROPERTY TYPES

Foreign National financing may be available for:

• Second homes and vacation properties
• Investment properties
• Luxury homes
• Resort condominiums
• Non-warrantable condominiums
• Condotels and condo hotels
• Luxury investment properties

Project review may be required depending on condominium classification, HOA structure, occupancy, rental restrictions, zoning, and investor guidelines.

Primary residences are generally not eligible under most Foreign National programs.

— RESORT & DESTINATION MARKETS

Many international buyers searching for U.S. vacation property financing, resort condominium financing, condotel financing, and luxury investment property financing use Foreign National financing as part of their U.S. investment strategy.

Pacific Home Loans has experience structuring financing for international buyers across:

• Non-warrantable condominiums and resort condominiums
• Condotels and condo hotels
• Complex resort investment properties

For eligible non-warrantable resort condos with lower down payments (from 20%):
→ PrimeResort™ Vacation Rental Condo & Resort Financing

For condotels, luxury property financing, jumbo lending, and strategic structuring:
→ Portfolio Loans, Condotel Financing & Strategic Luxury Property Solutions

For international investors qualifying primarily on rental cash flow:
→ DSCR / Investor Cash Flow Loan Programs

— COMPARING PROGRAMS

Different Non-QM programs are designed for different borrower profiles and qualification strategies:

Foreign National Loans
Best for: international buyers purchasing U.S. real estate using global assets and alternative documentation.

Asset-Based Loans
Best for: high-net-worth borrowers qualifying based on liquid assets and real estate equity.
→ Asset-Based Loan Programs

1099 Income Loans
Best for: independent contractors using gross 1099 income documentation rather than deposit history.
→ 1099 Income Loan Programs

Bank Statement Loans
Best for: self-employed U.S. borrowers qualifying based on personal or business deposit history. Generally requires U.S. banking and tax structure.
→ Bank Statement Loan Programs

DSCR / Investor Cash Flow Loans
Best for: investors qualifying primarily based on the property’s rental income rather than personal income.
→ DSCR / Investor Cash Flow Loan Programs

— WHY PACIFIC HOME LOANS

Foreign National lending requires understanding international borrower structures, cross-border financial documentation, global liquidity verification, resort property classifications, and complex investment transactions. Pacific Home Loans has been structuring Foreign National financing since 2018 across resort and luxury markets nationwide – with particular concentration in Hawaii, where the international buyer base has shaped how we approach these transactions.

In-House Funding Plus a Broker Shelf

Pacific Home Loans operates as a hybrid mortgage bank and broker. The majority of our Non-QM loans – Foreign National included – are funded in-house, which means faster decisions, direct underwriting access, and control over the process from application to close. When a transaction fits better with another investor, our broker shelf gives us access to one of the most diverse Foreign National program offerings in the industry.

That matters for international buyers specifically because investors handle Foreign National qualification very differently across countries of origin, documentation types, and property categories. Some investors are stronger on Canadian and U.K. borrowers; others on Asian or Latin American borrowers. Some accept asset documentation from any reputable international bank; others have approved-institution lists. Some allow short-term rental income on investment properties; others restrict to long-term rental qualification only. Having multiple investors on the shelf means we can match each international borrower to the program designed for their specific profile – instead of forcing every cross-border transaction into one investor’s framework.

Our team understands that global assets, international liquidity, and sophisticated financial structures often require significantly more flexibility than conventional U.S. mortgage underwriting allows – and that the right financing solution often depends on the documentation realities of the borrower’s home country, not just the property in the United States.

— PHL CAPITAL PLATFORM

— COMMON QUESTIONS