Foreign national commercial loans let investors who live abroad buy US commercial property — warehouses, office condos, small retail strips — with no US credit score, because the building’s own income carries the file. Readers of this series already know both halves of that sentence. Foreign national programs finance rental homes for non-residents, and small-balance programs finance commercial buildings on their rent. Put them together and a buyer in Bogotá or Santiago can own a Doral warehouse the same way a Miami investor does.
Where two familiar programs meet
On the residential side, foreign national loans qualify a rental home on its market rent, with no FICO, no Social Security number, and no US tax returns. On the commercial side, small-balance commercial loans qualify a building on its net operating income. Foreign national commercial loans combine the two: the property proves the income, and your passport and bank references stand in for a US credit file.
Terms on foreign national commercial loans
The box looks like the rest of the small-balance world, with one adjustment. Loan sizes run roughly $100,000 to $5 million with terms out to 30 years, and most programs want the net income over the payment by 1.10 to 1.25 times — test yours with our DSCR calculator. The adjustment is leverage: where a domestic investor sees 70 to 80 percent of value, a non-resident should plan a notch lower, often 60 to 70 percent, plus reserves of 6 to 12 months and a modest pricing premium.
The documents that carry the file
The checklist splits between you and the building:
- Your identity: a valid passport, and for many programs a copy of your visa or entry stamp.
- Your money: the down payment and reserves with a clear paper trail, ideally seasoned in a US or international account.
- Your banking history: a reference letter from your home bank or an international credit report, standing in for FICO.
- The property: the rent roll, the leases, a trailing-twelve-month operating statement, and the appraisal with market rents.
Closing from abroad — and planning the exit
Most non-resident buyers close in a Florida LLC, open a US bank account for the rents, and sign at a US consulate or through an apostilled power of attorney — no flight required. Apply early for an ITIN with Form W-7 from the IRS; you will want it for the loan file and again at the sale, when FIRPTA withholding can take up to 15 percent of the gross price unless you plan ahead. This article is general information, not tax advice; we coordinate with cross-border CPAs on every file.
A typical deal
An investor from Bogotá buys a $900,000 small-bay warehouse in Medley with dollars held abroad for years. At 65 percent of value, the loan is $585,000 on a 30-year term. The rent roll collects $84,000 a year, and after taxes, insurance, management, and a vacancy reserve, the NOI lands at $63,000 — at 1.20 coverage, enough to support an annual payment up to $52,500, and the proposed payment sits under it. She signs with an apostilled power of attorney and closes in her Florida LLC without leaving Colombia.
Buying US commercial property from abroad?
Alpha Equity Lending structures foreign national commercial loans across Florida — warehouses, office condos, and retail strips for buyers from Canada, Latin America, and Europe. Tell us about the building through our submit your deal page — in English or Spanish.
By Andres Jara — Alpha Equity Lending (NMLS #1855083). 20+ years in real estate finance, an MS in Finance, and an active South Florida investor and landlord.
