Non-QM
Foreign National Loans in Irvine, CA
Irvine homebuyers trust Custom Mortgage for their Foreign National Loans needs. With deep knowledge of the local market, from Turtle Rock to Woodbridge, we provide tailored solutions with rates as low as 7.5%.
Key Facts About Foreign National Loans
CMRE bank statement loans use 12 or 24 months of deposits instead of tax returns.
Bank statement loans from CMRE serve self-employed borrowers and business owners.
CMRE bank statement programs accept personal or business account statements.
Bank statement loans at CMRE offer loan amounts up to $5 million.
CMRE bank statement rates are competitive with traditional full-documentation programs.
CMRE is a high-volume Non-QM lender for Foreign National Loans.
CMRE offers 10+ documentation options for Foreign National Loans.
CMRE Foreign National Loans closes in 21-35 days.
Program Benefits
Competitive interest rates starting at 7.5% for qualified borrowers.
Loan amounts available to finance a wide range of property values.
Simplified documentation process designed for foreign income and assets.
Finance investment properties and expand your real estate portfolio.
Avoid the complexities of traditional financing with our specialized Non-QM program.
Work with experienced loan officers who understand the needs of foreign national investors.
Program Highlights
Max LTV
80%
Min Credit Score
660
Max DTI
55%
Loan Amount Range
$100K - $3M
Amortization Options
Eligible Properties
- Single Family
- Condo
- Townhouse
- Multi-Family (1-4 units)
Program Requirements
Income Documentation
- •Verification of income through foreign tax returns or employer documentation.
- •Demonstration of stable income for the past two years.
- •Documentation translated into English, if necessary.
- •May require verification of funds transferability.
Asset Verification
- •Bank statements from foreign financial institutions.
- •Documentation of other assets, such as investment accounts.
- •Verification of sufficient funds for down payment, closing costs, and reserves.
- •Assets must be readily accessible and verifiable.
Insurance & Title
- •Hazard insurance policy to protect the property.
- •Flood insurance may be required depending on the property's location.
- •Title insurance to protect against title defects.
- •Proof of insurance coverage prior to closing.
Property Requirements
- •Minimum FICO score of 660 required.
- •Credit history, if available, from the borrower's country of origin.
- •Alternative credit data may be considered if a U.S. credit history is unavailable.
- •Explanation of any adverse credit events.
Foreign National Loans in Irvine: The Complete Guide
What Is Foreign National Loans?
Foreign National Loans are designed for individuals who are not U.S. citizens or permanent residents but wish to purchase property in the United States. These loans differ from traditional mortgages due to the unique challenges of verifying income, assets, and credit history outside of the U.S. CMRE specializes in navigating these complexities to provide a smooth and efficient lending experience for foreign national borrowers.
Who Qualifies for Foreign National Loans?
- •Self-employed borrowers with strong cash flow but complex tax returns.
- •Real estate investors qualifying on rental income (DSCR) rather than personal income.
- •Foreign nationals and ITIN holders purchasing US property.
- •Borrowers with recent bankruptcy, foreclosure, or short sale.
- •Retirees and high-net-worth individuals qualifying on assets.
- •Commission-based, 1099, and gig economy workers.
CMRE Documentation Options for Foreign National Loans
- •Bank Statement: 12-24 months personal or business (residential + commercial).
- •P&L: CPA-prepared profit & loss for FHA and conventional.
- •VOE-Only: employer verification — no pay stubs, no tax returns.
- •DSCR: property rental income — zero personal income documentation.
- •Asset Depletion: liquid assets / 360 months = qualifying income.
- •Cross-collateral: leverage existing property equity.
Apply for Foreign National Loans with CMRE
- •Step 1: Describe your situation — CMRE identifies the best program.
- •Step 2: Gather program-specific docs (bank statements, P&L, 1099s, etc.).
- •Step 3: Pre-approval within 24-48 hours.
- •Step 4: Appraisal and processing.
- •Step 5: Close in 21-35 days with CMRE's dedicated Non-QM team.
Current Mortgage Rates
30-Year Fixed Rate
6%
as of 3/5/2026 · FRED
Est. Monthly Payment in Orange County
$5,708/mo
Based on $1,190,000 median · 20% down · P&I only
15-Year Fixed Rate
5.43%
as of 3/5/2026 · FRED
Est. Monthly Payment in Orange County
$7,743/mo
Based on $1,190,000 median · 20% down · P&I only
Rates are national averages and may differ from your actual rate. Contact us for a personalized quote.
Get Your Rate →Live Market Data: Orange County
Source: Redfin · 2026-01-31Median Sale Price
$1,190,000
Median List Price
$1,250,000
Price / Sq Ft
$672.928
Days on Market
61
Active Listings
3,840
Homes Sold
1,262
Sale-to-List Ratio
98.5%
2025 Conforming Loan Limits: ORANGE
ORANGE, CA is a designated high-cost area with limits above the national baseline of $806,500.
1-Unit (SFR)
$1,209,750
2-Unit (Duplex)
$1,548,480
3-Unit (Triplex)
$1,871,483
4-Unit (Fourplex)
$2,326,349
Source: FHFA 2025 Conforming Loan Limits. Loans above these limits require jumbo financing.
DSCR Coverage — Orange County, CA
HUD FY2025 Fair Market RentsHUD Fair Market Rents represent the estimated 40th percentile gross rent for standard units in Orange County. At a 7.5% DSCR benchmark rate with a 1.0× coverage ratio, each bedroom type below supports the following maximum financing.
Studio
HUD Rent
$1,800/mo
Max Financing
$257,432
1 Bedroom
HUD Rent
$2,167/mo
Max Financing
$309,919
2 Bedroom
HUD Rent
$2,693/mo
Max Financing
$385,146
3 Bedroom
HUD Rent
$3,577/mo
Max Financing
$511,574
4 Bedroom
HUD Rent
$4,063/mo
Max Financing
$581,081
Max financing calculated at 1.0× DSCR, 30-year amortization, 7.5% annual rate. Actual DSCR qualification depends on property expenses, vacancy, and lender overlays. Contact CMRE for a property-specific DSCR analysis.
Foreign National Loans in Irvine, CA
Irvine mortgage loans for Orange County homebuyers. Jumbo and conventional programs for South OC. Custom Mortgage & Real Estate specializes in providing high-fidelity Foreign National Loans solutions tailored to the unique economic landscape of Irvine and the surrounding Orange County.
Our FinTech-driven approach allows us to offer competitive rates and streamlined processing for homeowners and investors across the entireIrvine metropolitan area.
Luxury market lead; our Super Jumbo programs offer industry-low rates for OC estates.
Service Areas & Neighborhoods
Our Irvine Presence
Local Knowledge. Global Rates.
16501 Ventura Blvd STE 400
Encino, CA 91436
Direct Line
877-976-5669Recent CMRE Closings in California
Funded TransactionsConventional Cash-Out Refinance, Los Angeles CA
Los Angeles, CA
Hard Money JR LIEN, Willowbrook CA
Willowbrook, CA
Commercial Property Financing, Silicon Valley CA
Silicon Valley, CA
Application Process
Six simple steps from application to funding
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Why Choose Custom Mortgage?
Your trusted partner in real estate financing
Extensive Experience
Over 25 years of proven expertise in mortgage lending and real estate financing
Comprehensive Loan Options
Wide range of programs from conventional to specialized non-QM and hard money solutions
Nationwide Coverage
Licensed in multiple states with the ability to fund loans across the country
Flexible Solutions
Customized financing options for unique situations that traditional lenders decline
Competitive Rates
Access to wholesale pricing and volume discounts passed directly to our clients
No Upfront Fees
Transparent pricing with no application fees or upfront costs to get started
Get Matched in 60 Seconds
Our AI Instant Advisor analyzes your situation — credit, loan amount, property type — and matches you to the right program. No credit pull. No obligation.
Common Questions About Foreign National Loans in Irvine
A Foreign National Loan is a mortgage designed for individuals who are not U.S. citizens or permanent residents but wish to purchase property in the United States. These loans often have different requirements than traditional mortgages due to the complexities of verifying foreign income and assets.
You will typically need to provide documentation of your income (such as tax returns or employment letters), bank statements, asset verification, and a copy of your passport and visa. All documents may need to be translated into English.
Interest rates for Foreign National Loans are typically higher than those for traditional mortgages due to the increased risk associated with lending to foreign nationals. Our rates start at 7.5% and vary depending on your credit score, loan amount, and other factors. Contact us for a personalized rate quote.
The maximum LTV for our Foreign National Loan program is 80%, meaning you will need to provide a down payment of at least 20% of the property's purchase price.
No. Non-QM refers to documentation method, not credit quality. Fully regulated and compliant.
Varies: bank statement 660+, DSCR 660+, asset depletion 680+, recent credit event 620+.
Yes, 0.5%-2% higher than conventional. Tradeoff is flexibility for non-traditional qualification.
Yes. DSCR and bank statement are most popular for investors. No property count limit, LLC vesting available.
The current national 30-year fixed rate is 6.00% (Freddie Mac PMMS). Foreign National Loans rates in Irvine vary by loan amount, LTV, and credit profile — CMRE provides locked quotes within 24 hours of application.
CMRE typically closes Foreign National Loans loans in Irvine within 21-30 days from application. The Orange County market has seen home prices fall 0.1% year-over-year — buyers currently have more leverage, but rate locks still protect you from market moves. Our CA-licensed team coordinates title, escrow, and appraisal concurrently to minimize time-to-close.
Yes. CMRE Foreign National Loans programs serve self-employed Irvine borrowers using 12-24 months of bank statements instead of tax returns. Business owners, freelancers, and gig workers in Orange County qualify under non-QM guidelines.
Foreign National Loans through CMRE requires alternative documentation instead of traditional tax returns. Options include bank statements, 1099 forms, asset verification, or profit & loss statements. Our Irvine team guides you through the most favorable documentation path.
Foreign National Loans by Location
Get local rates, loan limits, and market data for Foreign National Loans in your area.
CA
CO
GA
ID
IL
MI
NJ
NY
OH
OR
VA
WA
View county-level market data, loan limits, and mortgage rates on our territory pages.
Browse All Territories →TESTIMONIALS
Success stories from families and investors across the nation who achieved their goals with CMRE.
"I've been working with Custom Mortgage and Real Estate for over five years now, and they've totally helped me get through a bunch of tricky transactions. Their team is super helpful all the way through, making sure everything goes off without a hitch. I seriously recommend Custom Mortgage to anyone who needs financing or a solid real estate broker."
RENE M
"I just worked with Custom Mortgage and Real Estate, and seriously, I can't recommend them enough. They have helped my family and me with a bunch of transactions, always receiving results that nobody else could. Their team is super responsive and really experienced, which made everything go through smoothly with no stress at all."
ARTHUR G
"As an investor in real estate and an agent, I totally count on Custom Mortgage and Real Estate for my deals since they've got loads of experience. They have these unique programs that I just can't find anywhere else, and it really gives me an advantage. After researching a number of companies, the offers from Custom Mortgage were the best out there."
