Foreign national & ITIN loans. No Social Security number required.
Buy or refinance U.S. investment property as a foreign national or ITIN borrower. The property's rent qualifies through DSCR, or the asset does through hard money — no U.S. citizenship, green card or Social Security number needed.
- No SSN required — an ITIN works; foreign nationals document identity with a passport/visa
- No U.S. credit history required — foreign credit or alternative documentation can work
- Purchases and refinances, including cash-out
- Qualify on the rent with a DSCR loan, or on the asset with hard money
- Close in your personal name or an LLC
- Investment properties only — not a home you will live in
- Terms are set per file — confirmed on a quick call
Or skip the form — call or text us: 949-738-9770
What type of property is this?*
What loan type are you interested in?*
What is the property address?*
Depending on location we may have specific programs
What's the purchase price or refinance amount?
Our minimum loan amount is $75,000 up to $3,000,000 on DSCR
Are you purchasing or refinancing?*
How is your credit?*
No minimum score — maximum LTV is capped by credit tier (below 620 caps at 50% LTV)
Is the property occupied or vacant?*
When was the property purchased?*
Who are we preparing options for — and where do we send them?*
Legal name of the primary borrower. We'll text and email your scenario — a real person from our Irvine office. Never sold, no spam.
Where should we send your options?*
We'll email your scenario and next steps — never sold, no spam.
Last step — everything look right?*
Review your details and hit Submit — a real person from our Irvine office will reach out. No call centers, never sold, no spam.
Notice: By providing your name and contact information you are expressly consenting to receive communications from Cap Rate Funding, Cap Rate Funding agents, or affiliated partners which may include phone calls (including to any wireless number that you provide) including automatic telephone dialing systems or by artificial/pre-recorded messages, text message and/or emails for the purpose of marketing Mortgage products and services. By providing your information, you understand that your consent is not a condition of the purchase of any product or services, and carrier messaging and data rates may apply. You may revoke this consent at any time by calling us at 949-738-9770 or by emailing us at chase@capratefunding.net to be placed on our do-not-call list. By clicking Submit: I Consent to Receive SMS Notification, Alerts & Occasional Marketing Communication from Cap Rate Funding. Message frequency varies. Message & data rates may apply. Text HELP to 949-738-9770 for assistance. You can reply STOP to unsubscribe at any time.
What's the purchase price?*
Your best estimate is fine — we'll tailor the loan to it
What is the existing balance on your property?*
Include all liens — first, second, HELOC. Enter 0 if it's paid off.
What is the current value of the property? (Your best estimate)*
Your best estimate is fine — this helps us size the loan correctly.
We can't make this one work — here's exactly why.
With a credit score below 620, our lenders cap an investment-property refinance at 50% of the property's value — that's your current mortgage balance measured against what the property is worth. Based on the numbers you entered, your balance sits above that line, so we're not able to move forward on this loan today.
Two honest paths from here: if your balance drops below 50% of value — or your score crosses 620 — we can revisit immediately.
Call us to talk it through — 949-738-9770We can still do this — with a bigger down payment.
With a credit score below 620, our lenders can approve a purchase only when you bring at least 50% down, plus closing costs, out of pocket. If you can do that, we'll keep going right now — equity does the qualifying that credit can't.
Not sure? Call us: 949-738-9770
What is the current rent you are collecting or market rent?*
Monthly rent — if the property is vacant, your best estimate of market rent is fine.
What are the property taxes you pay annually?*
Your best estimate is fine — enter 0 if none.
What is the landlord insurance you pay annually?*
Your best estimate is fine — enter 0 if you don't carry it yet.
You're in! Now lock in your call.
Your scenario is in the queue. Pick a time below and we'll go over your options together — usually the same business day.
To make the call count, have these handy: your property address, a recent mortgage statement (or your payoff balance), and a ballpark of your credit score.
Book My Call — Open CalendarPrefer to talk now? Call 949-738-9770 · Book a call
You're booked! One more thing…
Save our contact now — we'll be calling you from 949-738-9770. With it saved, your phone shows Chase Zhao · Cap Rate Funding instead of “Scam Likely” or an unknown number, so you'll know it's us calling about your appointment.
Prefer to add it yourself? Chase Zhao · 949-738-9770 · chase@capratefunding.net
We can't lend on a primary residence in your state yet.
For a home you live in (or will live in), our lenders are set up in . Your property is in , and we're not able to move forward on an owner-occupied loan there today.
Two honest paths from here: if the property is actually a rental or investment, go back and choose Investment Property — our investor programs cover most states. Otherwise, call or text us and we'll point you to a lender who can help.
Call us to talk it through — 949-738-9770We're not the right fit for this one.
Based on your answers, we aren't able to offer a program for this scenario with a credit score below 620 at this time. If your score improves, we'd love to take another look — and you're always welcome to call us to talk through your options.
Call 949-738-9770We're not licensed to lend on primary residences in your state.
For owner-occupied homes, Cap Rate Funding is licensed in Alabama, Arizona, California, Colorado, Florida, Idaho, Iowa, Louisiana, Maryland, Michigan, Minnesota, New Mexico, Nevada, Ohio, Oklahoma, Oregon, Pennsylvania, Tennessee, Texas, Utah & Washington only. Because this property is your primary residence, we aren't able to help with this one — and we'd rather tell you now than waste your time.
Own an investment property? That's a different footprint — our investor programs are available in nearly every state.
You’ll work directly with Chase Zhao, President · NMLS #1816148Foreign national and ITIN programs cover investment property only. Down payment, LTV and pricing depend on the borrower, property and program and are confirmed on a call. All loans subject to credit approval.
Your passport and the property's rent can do the qualifying.
Foreign national and ITIN borrowers qualify through the property, not U.S. tax returns or a U.S. credit file.
You're investing in U.S. real estate.
- You live outside the U.S., or you file taxes with an ITIN
- You're buying or refinancing a rental or investment property
- You want to hold title in your name or an LLC
- You need cash-out from a property you already own
The paperwork you may not have.
- No Social Security number
- No U.S. credit score required
- No U.S. tax returns on the DSCR route
- No employment verification
Non-QM is our specialty.
Cap Rate Funding is a team of non-QM lending experts based in Irvine, CA. When the banks say no, we usually have a yes — DSCR, P&L-only, bank-statement, HELOCs, hard money, and home equity agreements are what we do all day, backed by a network of over 100 wholesale lenders.
When you reach out, your scenario goes straight to our team — no call centers, no hand-offs. We'll tell you quickly whether we can help, what it'll roughly cost, and what we'd need from you. And if a loan doesn't make sense for your situation, we'll tell you that too.
Recently funded DSCR deals.
Real closings, straight from our Instagram — HELOCs funded in days, P&L and DSCR loans other lenders passed on.
| Deal Type | Location | Loan Amount | Highlight |
|---|---|---|---|
| HELOC | Santa Fe Springs, CA | $397,000 | Funded in 5 days |
| P&L Loan | Irvine, CA | $930,000 | Primary residence · complex title solved |
| DSCR | Detroit, MI | $1,194,200 | 7-property portfolio, one client |
| Digital HELOC | Rural property · 2+ acres | $276,393 | Funded in 7 days · no tax returns |
| P&L · 2nd Lien | Vale, CO | $400,000 | No full appraisal · rural OK |
| DSCR | New Jersey | $562,500 | Reverse 1031 exchange purchase |
| Cash-Out Refi | Texas (A6) | $350,000 | No income verification |
"Chase truly made the process feel effortless and straightforward. The communication was excellent throughout, and I was impressed by the speed and experience he demonstrated."
Google Review · HELOC client"Chase made our HELOC process incredibly easy, smooth, and fast from start to finish. Excellent communication, professional service, and quick turnaround."
Google Review · HELOC client"Fast, reliable, and very honest. Throughout the loan process, I always knew what the next step was. I truly appreciate the professionalism and support!"
Google Review · Investor clientGo beyond with Cap Rate Funding.
Initial Consultation
Share your scenario — refinance or cash-out — and we'll assess your needs. 60 seconds online or one phone call.
Customized Solutions
Your scenario priced across 100+ lenders, with options tailored to your goals.
Application & Approval
Complete your application and receive fast approvals — often with fewer documents than you'd expect.
Closing & Beyond
Seamlessly close your loan and enjoy continued support on the next one.
Foreign national & ITIN loan questions.
DSCR guides by state: California · Texas · Florida · Arizona · Nevada · Colorado · Tennessee · Ohio · Michigan · Georgia · North Carolina · Pennsylvania · Washington · New Jersey.
Can a foreign national get a mortgage in the U.S.?
Yes. Cap Rate Funding lends to foreign nationals on U.S. investment property. No U.S. citizenship, green card or Social Security number is required; identity can be documented with a passport and visa.
Can I get a mortgage with an ITIN instead of a Social Security number?
Yes. ITIN borrowers can finance U.S. investment property with us through DSCR or hard money programs.
Do I need U.S. credit history?
No. Foreign credit or alternative documentation can work.
Can I buy a primary residence as a foreign national or ITIN borrower?
These programs cover investment properties only, not a home you will live in.
Which loan programs are available?
DSCR, where the rental's cash flow qualifies instead of personal income, and hard money, which is asset-based. Both cover purchases and refinances, including cash-out.
Can I close in an LLC?
Yes. Closing in an LLC is OK.
What down payment and rate will I get?
Those depend on your profile, the property and the program, so we confirm them on a short call rather than quote a number that may not fit your file.
Will checking my options hurt my credit?
No. Seeing your options uses no hard credit pull.
Fast. Flexible. Funded.
Whether you're tapping equity or repositioning the portfolio — check your options in 60 seconds, with no hard credit pull.