Are you living and working in the U.S. on a Visa or EAD card and wondering if homeownership is within reach? If so, you’re not alone—and the good news is: NON-PERMANENT RESIDENTS can absolutely qualify for mortgage financing. Whether you’re planning to purchase your first home or invest in real estate, there are real options available to you.

At North Star Mortgage Network, we specialize in helping clients who don’t fit the “standard borrower” mold. If you’re here on a temporary Visa, have an Employment Authorization Document (EAD), or are classified as a foreign national, we’re here to guide you through the process clearly and confidently.

Permanent Residents: Full Access to Mortgage Products

If you have a valid Green Card, you’re considered a Permanent Resident Alien and fully eligible for Conventional, Non-QM, and, starting April 1, government-backed loans such as FHA, VA, and USDA. Just make sure your Green Card is current and hasn’t been affected by extended international travel.

Foreign Nationals: DSCR Loans Only

Foreign Nationals—those living outside the U.S. or without lawful residency—can still purchase real estate in the United States. However, their financing options are limited to Non-QM loans, with the most popular choice being a DSCR (Debt-Service Coverage Ratio) loan. These are ideal for investors purchasing income-producing properties.

To qualify, you’ll need an active Visa, but an EAD card is not required. If the property is in Florida, a signed buyer’s affidavit is also required. Employment in the U.S. is not necessary.

Foreign Nationals are not eligible for Conventional financing.

NON-PERMANENT RESIDENTS: Real Options Are Available

If you are lawfully residing in the U.S. on a temporary, employment-based Visa or have an EAD card, you are considered a NON-PERMANENT RESIDENT. This opens the door to both Conventional and Non-QM loan options, depending on your Visa type and overall financial profile.

Here’s what you’ll typically need:

  • A valid Social Security Number
  • An acceptable Visa type
  • A current or recently expired EAD card (with documentation proving renewal or sponsorship)
  • If your Visa is expired, an I-797A with I-94 and proof of extension is required

For Conventional loans, if your EAD or Visa expires within the next six months, we’ll need a letter from your employer confirming continued sponsorship or evidence of renewal. For Non-QM loans, the Visa or EAD must be valid as of the Note date, or there must be official documentation from the renewal agency.

Visa Waiver Program, Canada, and Bermuda Citizens

If you’re from a country that participates in the Visa Waiver Program or are a citizen of Canada or Bermuda, you may not need a traditional Visa. As long as your status is verifiable through the U.S. Department of State and you have at least 60 days of valid ESTA authorization at the time of application, you may qualify under Non-QM loan guidelines.

ITIN Borrowers Are Eligible for Select Non-QM Loans

If you don’t have a Social Security Number but do have an Individual Taxpayer Identification Number (ITIN), you may still be eligible for Non-QM products, including Super Prime and DSCR loans.

Requirements include:

  • A valid, unexpired government-issued photo ID
  • Debt-to-income ratio not exceeding 50%
  • Down payment of 5% for primary or second homes
  • Down payment of 20% for investment properties (no gifts allowed above 80% LTV)
  • No Power of Attorney permitted

This path works well for foreign investors who report passive income and are not employed in the U.S.

Credit and Income Guidelines for NON-PERMANENT RESIDENTS

For Conventional loans, a credit history of less than two years is acceptable if the automated underwriting system approves your application. However, no credit at all is not an option under Conventional guidelines.

For Non-QM loans:

  • A credit report must be pulled, even if it results in no score
  • If no U.S. credit exists, the file will be priced as a “no score” and require a 2-year housing history
  • Supporting documents can include rent payment history, CPA letters, utility bills, and other third-party verifications of residence
  • DSCR loans do not require traditional income documentation—only the income from the property itself

Using Foreign Assets? That’s Allowed

Assets used for down payment or reserves must be seasoned for at least 30 days and verified in U.S. dollars using xe.com or the Wall Street Journal conversion table.

If you’re using business funds from overseas, they must be transferred into a personal account, and a signed CPA letter is required to confirm the source and nature of the funds.

Foreign National borrowers must also show 12 months of PITIA reserves for the subject property.

Borrowers Not Eligible

Not all applicants qualify. The following borrowers are ineligible for Conventional and Non-QM financing:

  • Individuals with no lawful U.S. residency
  • Borrowers with diplomatic immunity
  • Foreign Nationals under Conventional loan guidelines

The Bottom Line for NON-PERMANENT RESIDENTS

The path to homeownership or real estate investment in the U.S. is open to NON-PERMANENT RESIDENTS—you just need the right lender and a clear understanding of your options. At North Star Mortgage Network, we’ve helped countless clients in unique immigration and financial situations find the mortgage solution that fits their goals.

If you’re not sure where you fit or what documents you’ll need, don’t worry. We’ll walk you through every step.

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