In many European countries, signing a purchase agreement for a property must be accompanied by a 10% cash deposit. If you back out for any reason, you lose that money.
What?!!! Yes — that’s how it works in several markets.
While not every country operates this way, the U.S. commercial real estate process is refreshingly different:
You sign a purchase agreement
You place a much smaller Earnest Money (EM) deposit, typically around 1%
This deposit is held in escrow by a neutral title company, not paid to the seller
You’re usually granted a 30-day Feasibility Period (longer for vacant land), during which you can walk away
If you terminate the deal during this period, you typically receive most or all of your deposit back
Some states (like Texas) allow the seller to keep a small portion, often just 1% of the EM
This structure significantly reduces risk for the buyer, allowing you to fully evaluate the property before committing.
Who You Can Hire During the Feasibility Period:
Building Inspector – Checks code compliance and identifies major issues
HVAC Inspector – Tests heating/cooling systems and recommends repairs
Roof Inspector – Assesses the condition and identifies leaks
General Contractor – Estimates renovation or build-out costs
Drone Photographer – Great for large sites or remote plots
Civil Engineer / Architect – Ideal for land purchases to advise on zoning, design, drainage, fire safety, etc.
These inspections cost money, but compared to your total investment, it’s a small price to pay for confidence and clarity.
If you decide not to proceed, you can cancel before the Feasibility Period ends, recover your Earnest Money, and only be out the inspection costs.
Why U.S. CRE Makes Sense
This process makes investing in U.S. commercial real estate a comfortable, low-risk decision for experienced investors. You get time to assess the deal thoroughly, and you’re not locked in financially until much later.
Because of these protections, you can also move fast on a good deal. If something promising hits the market, “paper” it fast — sign the contract, secure your place, and then use the next 30 days to decide if it truly fits your strategy.
In contrast, in markets where 10% down is immediately non-refundable, such flexibility is unthinkable.
This is exactly why I love investing in U.S. commercial property.
Let’s talk about your next deal — contact me today.
Why? Because their capital is usually already tied up in other commercial deals.
So what happens when a great new deal suddenly pops up — maybe the exact kind of opportunity you’ve waited five years for — and you’ve only got 50% or less of the down payment on hand?
Do you miss out?
Not necessarily.
Enter: Owner Financing
In the U.S., owner (or seller) financing is a common strategy that allows deals like this to happen — especially when buyers are tight on cash but the fundamentals of the deal are strong.
Here’s how it works:
Example Scenario Purchase Price: $2,000,000 Typical Bank Loan (80%): $1,600,000 Required Down Payment (20%): $400,000 Cash Available: $100,000 Shortfall: $300,000
Deal Structure Using Seller Financing
Bank Loan: $1,600,000 (interest-only for 18 months) Seller Finance: $300,000 (interest-only for 18 months) Buyer Cash: $100,000
This structure gives you control of the asset without needing the full 20% upfront.
You position the deal with an 18-month interest-only term to give you time to improve the property and raise rents. After 18 months, the bank loan converts to a fully amortizing loan, and the seller financing is paid off.
What Happens Next
You upgrade the property, increase rents, fill vacancies — and within 18 months, the NOI (Net Operating Income) increases enough to justify a new valuation of $2.4M.
You refinance:
New Loan (80% of $2.4M): $1,920,000
Pay off:
Initial bank loan: $1,600,000
Seller loan: $300,000
Leftover: $20,000 in cash back to you at closing.
You’ve executed a full turnaround without partners.
You controlled the asset with just $100K.
The seller helped you get the deal done.
Why It Works
This structure is a win-win.
Sellers are often willing to help bridge the gap — especially if the alternative is a lower sale price or no sale at all. And for buyers, it’s a way to move fast on a rare opportunity without giving up control or equity.
So next time you come across that deal you’ve been waiting for, and you’re short on cash — remember: you can still make it happen.
U.S. commercial real estate has long been seen as a stable and attractive asset class. In recent years, it has become increasingly popular among international investors looking to diversify their portfolios, generate predictable income, and build long-term equity.
What many investors don’t realize is just how accessible U.S. commercial property is—even if you don’t live in the United States, hold U.S. credit, or have a U.S. entity.
Foreign nationals and U.S. expats can now finance commercial real estate across the United States with loan programs specifically designed for overseas borrowers. These loans focus on the strength of the deal itself, not the borrower’s U.S. profile.
Commercial Real Estate Lending That Prioritizes the Asset, Not the Borrower
Financing U.S. commercial real estate as a foreign investor can be more straightforward than many assume. There are loan programs specifically structured for non-resident borrowers that consider a comprehensive view of both the property and the borrower.
Rather than relying solely on U.S. credit scores or domestic income, these programs assess a combination of factors, including the property’s income potential, the borrower’s global financial profile, and the overall structure of the deal.
This approach creates opportunities for international investors who may not have U.S. residency or credit but possess strong financials, a solid asset base, and a clear investment strategy.
Investing from Abroad Without U.S. Credit or Income
Foreign nationals can secure U.S. commercial property financing without needing U.S. income documentation or credit scores. These loans can be structured to accommodate overseas tax returns and non-resident income.
Interest rates for foreign borrowers are competitive, and they remain attractive for investors seeking dollar-denominated cash flow and capital appreciation.
Down payments typically range from 30 to 35 percent, although in some cases—particularly for strong multifamily properties with high occupancy—this may drop to 20%.
Why Commercial Real Estate Appeals to Global Investors
For many overseas investors, commercial real estate presents fewer management hassles and more scalable opportunities. Unlike residential properties, commercial tenants are businesses, not individuals. Lease terms are longer, turnover is lower, and responsibilities such as repairs and property taxes are often built into the lease structure.
Many international investors favor property types like:
Multifamily apartment buildings
Retail shopping centers
Self-storage facilities
Medical offices
RV and boat storage
Warehouses and light industrial parks
These assets provide consistent income streams and can be managed remotely with the help of local property management companies.
Accessing U.S. Commercial Loans Without Stepping Foot in the Country
One of the biggest shifts in recent years is how seamless it has become to invest and finance from overseas. From sourcing the deal to structuring the loan and completing the closing, every step of the process can be done remotely.
Documentation requirements are tailored for international borrowers. While U.S. citizens may use W-2s and domestic tax filings, foreign nationals can qualify using overseas financial statements, international bank references, and global asset portfolios.
It’s no longer necessary to establish a U.S. entity, fly in for a closing, or navigate the process through trial and error. There are lending partners who specialize exclusively in foreign national and expat financing, removing the guesswork and opening the door to serious investment opportunities.
The Bottom Line
U.S. commercial real estate offers foreign investors a combination of stability, scalability, and strong income potential. With tailored loan programs now available for non-resident borrowers, it’s easier than ever to secure funding for a commercial property in the United States.
Whether you’re looking to acquire your first CRE asset or expand an existing portfolio, the right financing partner can guide you through the process with a strategy that fits your investment goals.
U.S. real estate is no longer out of reach—it’s wide open.
Frequently Asked Questions
Should I get pre-approved before finding a property?
In commercial real estate, lenders need to evaluate the property itself. It’s best to identify the asset first, then structure the financing based on that deal.
Can I use a CPA letter instead of tax returns?
Some lenders may accept a CPA letter as supplemental documentation, but most will require at least three years of tax returns to assess income and financial consistency.
How long does the loan process take?
Pre-approval typically takes one to two weeks once documents and a property contract are submitted. Closing generally takes 30 to 45 days, depending on the complexity of the deal.
What’s the required down payment?
Most lenders require 30 to 35 percent down. In some cases, such as strong-performing multifamily assets, this may be reduced to 20%.
Is there a limit to how many U.S. commercial properties I can finance?
There is no set limit. You can finance as many properties as you qualify for based on your financial profile and the property’s performance.
Do I need U.S. credit to qualify?
No. U.S. credit is not required. Loans can be structured around your international financial history and documentation.
Where can I find commercial properties to invest in?
Platforms like CREXI and LoopNet are excellent starting points. A local commercial broker can also help you identify high-potential opportunities in your target market.
Ready to Start Your Commercial Investment Journey?
Whether you’re acquiring your first U.S. commercial asset or expanding a global portfolio, we can help you find the right financing strategy tailored to your goals.
La estrategia secreta que los inversionistas extranjeros están utilizando para comprar propiedades comerciales en EE. UU. sin crédito estadounidense
Los bienes raíces comerciales en Estados Unidos han sido considerados durante mucho tiempo una clase de activo estable y atractiva. En los últimos años, se han vuelto cada vez más populares entre inversionistas internacionales que buscan diversificar sus carteras, generar ingresos predecibles y construir patrimonio a largo plazo.
Lo que muchos inversionistas no se dan cuenta es cuán accesibles son las propiedades comerciales en EE. UU., incluso si no vives en Estados Unidos, no tienes crédito estadounidense o no posees una entidad en el país.
Los ciudadanos extranjeros y los expatriados estadounidenses ahora pueden financiar bienes raíces comerciales en todo Estados Unidos con programas de préstamos diseñados específicamente para prestatarios en el extranjero. Estos préstamos se enfocan en la solidez del negocio en sí, no en el perfil crediticio del prestatario en EE. UU.
Préstamos para bienes raíces comerciales que priorizan el activo, no al prestatario
Financiar bienes raíces comerciales en EE. UU. como inversionista extranjero puede ser más sencillo de lo que muchos suponen. Existen programas de préstamos estructurados específicamente para prestatarios no residentes que consideran una visión integral tanto de la propiedad como del prestatario.
En lugar de depender únicamente de puntajes de crédito estadounidenses o ingresos domésticos, estos programas evalúan una combinación de factores, incluyendo el potencial de ingresos de la propiedad, el perfil financiero global del prestatario y la estructura general del negocio.
Este enfoque crea oportunidades para inversionistas internacionales que pueden no tener residencia o crédito en EE. UU., pero poseen finanzas sólidas, una base de activos sólida y una estrategia de inversión clara.
Invertir desde el extranjero sin crédito o ingresos en EE. UU.
Los ciudadanos extranjeros pueden obtener financiamiento para propiedades comerciales en EE. UU. sin necesidad de documentación de ingresos o puntajes de crédito estadounidenses. Estos préstamos pueden estructurarse para adaptarse a declaraciones de impuestos en el extranjero e ingresos de no residentes.
Las tasas de interés para prestatarios extranjeros son competitivas y siguen siendo atractivas para inversionistas que buscan flujos de efectivo en dólares y apreciación de capital.
Los pagos iniciales suelen oscilar entre el 30 y el 35 por ciento, aunque en algunos casos, particularmente para propiedades multifamiliares sólidas con alta ocupación, esto puede reducirse al 20 %.
Por qué los bienes raíces comerciales atraen a inversionistas globales
Para muchos inversionistas en el extranjero, los bienes raíces comerciales presentan menos complicaciones de gestión y más oportunidades escalables. A diferencia de las propiedades residenciales, los inquilinos comerciales son negocios, no individuos. Los términos de arrendamiento son más largos, la rotación es menor y responsabilidades como reparaciones e impuestos a la propiedad a menudo están incorporadas en la estructura del arrendamiento.
Muchos inversionistas internacionales prefieren tipos de propiedades como:
Edificios de apartamentos multifamiliares
Centros comerciales minoristas
Instalaciones de autoalmacenamiento
Consultorios médicos
Almacenamiento para vehículos recreativos y embarcaciones
Almacenes y parques industriales ligeros
Estos activos proporcionan flujos de ingresos consistentes y pueden ser gestionados de forma remota con la ayuda de empresas locales de gestión de propiedades.
Nuestro reciente seminario web con Lance Langenhoven
Acceder a préstamos comerciales en EE. UU. sin pisar el país
Uno de los mayores cambios en los últimos años es lo sencillo que se ha vuelto invertir y financiar desde el extranjero. Desde la búsqueda del negocio hasta la estructuración del préstamo y la finalización del cierre, cada paso del proceso puede realizarse de forma remota.
Los requisitos de documentación están adaptados para prestatarios internacionales. Mientras que los ciudadanos estadounidenses pueden usar formularios W-2 y declaraciones de impuestos nacionales, los ciudadanos extranjeros pueden calificar utilizando estados financieros en el extranjero, referencias bancarias internacionales y carteras de activos globales.
Ya no es necesario establecer una entidad en EE. UU., viajar para un cierre o navegar el proceso por ensayo y error. Hay socios prestamistas que se especializan exclusivamente en financiamiento para ciudadanos extranjeros y expatriados, eliminando las conjeturas y abriendo la puerta a oportunidades de inversión serias.
Conclusión
Los bienes raíces comerciales en EE. UU. ofrecen a los inversionistas extranjeros una combinación de estabilidad, escalabilidad y fuerte potencial de ingresos. Con programas de préstamos adaptados ahora disponibles para prestatarios no residentes, es más fácil que nunca asegurar financiamiento para una propiedad comercial en Estados Unidos.
Ya sea que estés buscando adquirir tu primer activo de bienes raíces comerciales o expandir una cartera existente, el socio financiero adecuado puede guiarte a través del proceso con una estrategia que se ajuste a tus objetivos de inversión.
Los bienes raíces en EE. UU. ya no están fuera de alcance; están ampliamente disponibles.
¿Listo para comenzar tu inversión en bienes raíces comerciales en EE. UU.?
Ya sea que estés adquiriendo tu primer activo comercial en Estados Unidos o ampliando tu portafolio global, podemos ayudarte a encontrar la estrategia de financiamiento adecuada para alcanzar tus objetivos.
Contáctanos:
Lance Langenhoven Director de Préstamos Comerciales 📧 [email protected]
In the exclusive webinar, “Investing & Financing U.S. Commercial Real Estate While Living Overseas,” Lance Langenhoven, Head of Commercial Lending at America Mortgages, shared expert insights on how non-U.S. residents can successfully invest in and finance U.S. commercial properties from anywhere in the world.
From understanding different loan structures to learning how to work with U.S. lenders, this session covered everything a foreign national needs to know to make informed investment decisions and secure the right financing.
For those who missed it, the recording is available here.
Remarks have been edited for clarity and brevity.
Should I first get pre-approved for a loan or get the property under contract?
LL: In commercial real estate, it’s tricky to get pre-approved without knowing what kind of property you want to buy. Since there are so many categories, the best approach is to first identify a property you’re interested in and send a link or contract for that property. Once the property is identified, a deal package can be prepared for banks. While you may not receive a formal pre-approval, you will get a guideline of what’s possible based on that specific property and your profile.
Can I just send a letter from my CPA stating my income instead of tax returns?
LL: It might work with some banks, and it’s worth trying, but most banks typically require at least three years of tax returns. A CPA letter might be considered supplementary, but it won’t replace the standard documentation requirements for most lenders.
If I find a commercial property I like, should I deal with the listing agent directly?
LL: No. In the U.S., it’s best to have your own buyer’s agent. The listing agent represents the seller and is ethically required to act impartially, meaning you may not get the best deal or full insights if you’re not represented. A buyer’s agent won’t cost you extra since the seller usually pays their commission.
How long does the loan approval process typically take for non-residents?
LL: Pre-approval can take as little as a week or two, if all documentation and the contract are in place. Closing the deal usually takes at least 30 days, potentially more depending on the appraisal and due diligence process. If you haven’t identified a property yet, pre-approval isn’t really possible.
Do I need a down payment for commercial real estate loans?
LL: Yes. 100% financing is not available. Most foreign investors need at least a 30–35% down payment. For some multifamily deals, it could be as low as 20%, depending on the loan program. If you don’t have all the capital, you could partner with friends or family for the down payment, though it’s best to have some of your own funds in the deal.
Is there a limit to how many U.S. commercial properties I can finance as a foreign investor?
LL: No. There is no limit—you can buy and finance as many properties as you can afford.
Is Zillow a good place to find commercial real estate deals?
LL: Zillow is great for residential real estate, but not for commercial. Use platforms like CREXI or LoopNet instead.
What documentation is required if I’m self-employed or own a business overseas?
LL: You’ll need at least three years of tax returns, a list of your assets and information about your business (likely including financials or proof of ownership)
What is the average interest rate and down payment for foreign nationals?
LL: Down payment: Typically 30–35%, sometimes as low as 20% for certain multifamily deals. Interest rates: Around 7% to 7.5% is considered good in the current market. Rates may vary depending on the type of deal and lender.
Do commercial loans qualify based on property cash flow or personal income?
LL: Primarily on the property’s cash flow. In fact, lenders prefer not to use personal income when evaluating a commercial loan. The stronger the cash flow, the easier it is to qualify.
Do I need U.S. credit to qualify for a commercial loan?
LL: No. Foreign nationals do not need U.S. credit to qualify. America Mortgages works specifically with non-residents, and U.S. credit history is not required.
When tariffs make global headlines, most people think of trade wars, inflation, or higher prices on imported goods. But for Canadian investors, tariffs are quietly reshaping the U.S. real estate market—and opening doors to wealth-building opportunities just south of the border.
Whether you’re a seasoned investor expanding your portfolio or a first-time buyer exploring cross-border opportunities, understanding how tariffs affect U.S. property markets can give you a strategic edge. Here’s how—and how America Mortgages makes it possible for Canadians to act quickly and confidently.
How Tariffs Are Driving U.S. Property Values Up
While tariffs are primarily trade policy tools, their ripple effects go far beyond economics. In fact, they’re playing a growing role in increasing U.S. property values—especially in fast-growing regions where supply is constrained and demand is rising.
1. Tariffs Bring Jobs Back to the U.S.—and Growth Follows
Tariffs are intended to reduce reliance on foreign imports and stimulate local production. As a result, more companies are reshoring manufacturing to the U.S., with CBRE estimating up to $250 billion in new investment in industrial sectors—particularly in emerging or secondary cities.
This means more jobs, population growth, and infrastructure development, all of which tend to push up local real estate prices. For Canadians, this presents a unique chance to invest in high-potential U.S. markets before prices catch up.
2. Commercial Property Demand Is Surging
As companies scramble to rebuild domestic supply chains, demand for logistics hubs and warehouse space is skyrocketing. CBRE reports that U.S. industrial leasing hit record highs, especially near ports and distribution corridors.
Canadian investors looking for income-generating commercial real estate have a golden window to enter the market—before large institutions fully crowd in.
3. Higher Tariffs = Higher Construction Costs = More Value for Existing Homes
Tariffs are also driving up the cost of construction materials—steel, aluminum, lumber—making it more expensive to build new homes. In fact, the 2018 steel and aluminum tariffs alone increased material costs by up to 15% in one year, according to the Hispanic Construction Council.
That slows down new developments, shrinks supply, and supports higher resale values for existing homes—perfect for investors aiming for long-term appreciation and stronger rental yields.
4. Existing Homeowners Could See Market Value Rise
As construction costs climb, the value of existing homes rises—especially in supply-constrained markets. For Canadian buyers, this creates a compelling reason to enter the market now, before price increases accelerate.
Buyers who act early can lock in lower entry prices and benefit from value appreciation fueled by tariff-driven supply shortages.
5. Strategic Buyers Are Locking In Rates Early
Tariffs don’t just affect supply and demand—they also create upward pressure on inflation and interest rates. Many experts suggest accelerating purchase timelines to secure fixed-rate U.S. mortgages before both home prices and borrowing costs rise further.
That’s where America Mortgages comes in.
How Canada-Based Buyers Can Act Now
At America Mortgages, we specialize in helping Canadian citizens invest in U.S. real estate—with:
✅ No U.S. credit history required ✅ No U.S. income verification needed ✅ Fast pre-approvals and expert cross-border guidance ✅ Residential and commercial property financing available ✅ 100% remote process—from Canada to closing
Whether you’re eyeing a Miami rental condo, a Dallas warehouse, or a vacation home in Arizona, we help Canadians navigate the U.S. mortgage system with ease.
Navigating a High-Value Market with Confidence
Tariffs are just one of many global forces reshaping the U.S. economy—but for smart investors, they signal a rare chance to enter a rising real estate market early.
As Canadian interest in U.S. property climbs, so does the urgency to act before higher tariffs, higher costs, and higher rates make it harder to enter.
When tariffs make headlines, most people think of trade wars, higher prices on imported goods, and economic uncertainty. But for those looking to invest in U.S. real estate, particularly foreign nationals and U.S. expats living overseas, tariffs could open unexpected doors.
Whether you’re expanding your property portfolio or purchasing your first U.S. investment home from abroad, understanding how tariffs impact the real estate market can help you make informed, strategic decisions.
How Tariffs Influence U.S. Real Estate
While tariffs are generally viewed as trade policy tools, their ripple effects reach the real estate market. In certain scenarios, they can create opportunities – especially for informed and sophisticated investors who understand where and how to look.
1. Tariffs Bring Jobs Back to the U.S. And Real Estate Follows
Tariffs are often designed to reduce dependency on imports and bring manufacturing back to the U.S. According to CBRE, reshoring trends could lead to $250 billion in new U.S. manufacturing investment, particularly in secondary and emerging markets.
These investments can trigger job growth, population inflows, and infrastructure development. These factors often push up residential and commercial property values. For foreign investors, this offers early access to markets that are still affordable but poised for long-term appreciation.
2. Commercial Property Demand Is Rising
CBRE reports that U.S. industrial leasing activity hit record highs, largely driven by the need to localize supply chains in response to tariffs. Ports, inland hubs, and logistics corridors have seen strong growth as companies seek out warehouse and distribution space closer to consumers.
This creates opportunities for investors interested in income-generating commercial properties in high-demand zones.
3. Tariffs Could Strengthen Existing Property Values
A recent Yahoo Finance article states that tariffs could significantly raise the cost of construction materials. The 2018 tariffs on steel and aluminium alone drove material prices up 10% to 15%, adding $1 billion in construction costs in just one year, according to the Hispanic Construction Council (HCC).
This rise in costs often leads to a slowdown in new builds, reducing housing supply in competitive markets. For buyers focused on existing properties, this tight inventory could support stronger rental yields and capital appreciation.
4. Existing Homeowners Could See Market Value Rise
While higher construction costs challenge developers, existing homeowners may benefit from rising property values due to the higher cost of rebuilding. As highlighted in a recent Yahoo Finance article, experts note that increased construction costs could boost the market value of existing homes, particularly in supply-constrained markets.
This makes purchasing now before tariffs take full effect an appealing strategy for foreign investors looking for long-term appreciation.
5. Strategic Buyers Can Lock in Value Now
Tariffs also raise the potential for inflation and upward pressure on interest rates. According to a recent Yahoo Finance article, experts suggest that buyers may want to consider accelerating their purchasing decisions to avoid anticipated price hikes and lock in fixed-rate mortgage terms before rates climb.
For non-resident investors, especially those working with America Mortgages, this presents an opportunity to finance U.S. property while rates remain relatively competitive before material-driven price increases are passed on to consumers.
Navigating the Market with Confidence
Tariffs are just one piece of the global economic puzzle, but for international investors, they can open up unique real estate opportunities. From regional growth and industrial expansion to supply constraints that push up values, there’s more to the story than just trade politics.
At America Mortgages, we work exclusively with foreign nationals and U.S. expats to provide tailored U.S. mortgage solutions with no U.S. credit history or income required.
Let our team of international mortgage specialists guide you through the process.
Explore your U.S. real estate opportunities today.
Call us directly 24 hours a day, 7 days a week, at +1 (845) 583-0830 for immediate assistance.
Los Aranceles Acaban de Aumentar el Valor del Mercado Inmobiliario en EE. UU.—Aquí Te Explicamos Por Qué
Cuando los aranceles aparecen en los titulares, la mayoría de la gente piensa en guerras comerciales, precios más altos en productos importados e incertidumbre económica. Pero para quienes buscan invertir en bienes raíces en EE. UU., especialmente ciudadanos extranjeros y estadounidenses expatriados que viven en el extranjero, los aranceles podrían abrir puertas inesperadas.
Ya sea que estés ampliando tu portafolio de propiedades o comprando tu primera vivienda de inversión en EE. UU. desde el exterior, entender cómo los aranceles afectan el mercado inmobiliario puede ayudarte a tomar decisiones estratégicas e informadas.
Cómo los Aranceles Afectan el Mercado Inmobiliario de EE. UU.
Aunque los aranceles suelen verse como herramientas de política comercial, sus efectos indirectos alcanzan al sector inmobiliario. En ciertos escenarios, pueden generar oportunidades, especialmente para inversores informados y sofisticados que saben dónde y cómo buscar.
1. Los Aranceles Traen Empleos de Vuelta a EE. UU. y el Mercado Inmobiliario lo Acompaña
Los aranceles suelen estar diseñados para reducir la dependencia de las importaciones y fomentar el regreso de la manufactura a EE. UU. Según CBRE, las tendencias de relocalización industrial podrían generar 250 mil millones de dólares en nuevas inversiones manufactureras en EE. UU., particularmente en mercados emergentes o secundarios.
Estas inversiones pueden impulsar el crecimiento del empleo, la llegada de nuevos residentes y el desarrollo de infraestructura. Estos factores a menudo elevan el valor de las propiedades residenciales y comerciales. Para los inversores extranjeros, esto representa acceso anticipado a mercados que aún son asequibles pero con gran potencial de apreciación a largo plazo.
2. Aumenta la Demanda de Propiedades Comerciales
CBRE informa que la actividad de arrendamiento industrial en EE. UU. alcanzó niveles récord, impulsada en gran parte por la necesidad de localizar cadenas de suministro en respuesta a los aranceles. Puertos, centros logísticos interiores y corredores de distribución han visto un fuerte crecimiento, ya que las empresas buscan almacenes y centros de distribución más cercanos al consumidor.
Esto genera oportunidades para inversores interesados en propiedades comerciales que generen ingresos en zonas de alta demanda.
3. Los Aranceles Podrían Fortalecer el Valor de Propiedades Existentes
Un reciente artículo de Yahoo Finance indica que los aranceles podrían aumentar significativamente el costo de los materiales de construcción. Los aranceles impuestos en 2018 sobre el acero y el aluminio elevaron los precios de materiales entre un 10% y un 15%, sumando 1.000 millones de dólares en costos de construcción en tan solo un año, según el Hispanic Construction Council (HCC).
Este aumento suele ralentizar el desarrollo de nuevas construcciones, lo que reduce la oferta de viviendas en mercados competitivos. Para quienes compran propiedades existentes, esta escasez puede traducirse en mayores rendimientos por alquiler y apreciación del capital.
4. Los Propietarios Actuales Podrían Ver un Aumento en el Valor de sus Viviendas
Aunque los altos costos de construcción representan un reto para los desarrolladores, los propietarios actuales pueden beneficiarse del aumento en el valor de sus viviendas debido al costo más elevado de reconstrucción. Como se destaca en el artículo de Yahoo Finance, expertos señalan que el incremento en los costos de construcción podría elevar el valor de mercado de las viviendas existentes, especialmente en mercados con oferta limitada.
Esto convierte al momento actual en una oportunidad estratégica para inversores extranjeros que buscan apreciar su inversión a largo plazo, antes de que los aranceles surtan todo su efecto.
5. Los Compradores Estratégicos Pueden Asegurar Valor Ahora
Los aranceles también aumentan el riesgo de inflación y ejercen presión sobre las tasas de interés. Según el mismo artículo de Yahoo Finance, expertos recomiendan que los compradores consideren adelantar sus decisiones de compra para evitar posibles aumentos de precios y asegurar condiciones de hipoteca con tasa fija antes de que suban los intereses.
Para los inversores no residentes, especialmente quienes trabajan con America Mortgages, esto representa una oportunidad para financiar propiedades en EE. UU. mientras las tasas aún se mantienen relativamente competitivas, y antes de que los aumentos de costos de materiales se reflejen en los precios.
Navegando el Mercado con Confianza
Los aranceles son solo una pieza del complejo rompecabezas económico global, pero para los inversores internacionales pueden abrir oportunidades únicas en el mercado inmobiliario. Desde el crecimiento regional y la expansión industrial hasta la escasez de oferta que impulsa los valores, hay mucho más detrás de la historia que la simple política comercial.
En America Mortgages, trabajamos exclusivamente con ciudadanos extranjeros y estadounidenses expatriados para ofrecer soluciones hipotecarias diseñadas específicamente para financiar propiedades en EE. UU., sin necesidad de historial crediticio o ingresos en Estados Unidos.
Permite que nuestro equipo de especialistas en hipotecas internacionales te guíe en el proceso.
Explora hoy tus oportunidades en el mercado inmobiliario estadounidense.
The U.S. commercial real estate (CRE) market remains a top destination for global investors, offering stability, diversification, and attractive returns. From multifamily housing and retail centers to self-storage facilities and office buildings, the U.S. CRE market provides a wide range of asset classes to suit diverse investment goals.
At America Mortgages, we are excited to introduce our AM Commercial Real Estate Loan Program, a specialized financing solution designed for foreign nationals and U.S. expats looking to invest in U.S. commercial real estate using smart leverage. With our expertise in residential mortgages for non-U.S. residents, we now extend our services to the commercial sector, providing flexible and comprehensive lending options to help you build and expand your U.S. CRE portfolio.
Why Invest in U.S. Commercial Real Estate?
The U.S. CRE market is one of the most transparent and liquid in the world, making it an ideal choice for global investors seeking portfolio diversification. Key benefits include:
Stable Income: Long-term leases and high occupancy rates ensure consistent cash flow.
Diverse Asset Classes: From self-storage units to assisted living facilities, the market offers a variety of investment opportunities.
Attractive Returns: Commercial properties often outperform residential real estate, delivering higher yields.
Financing Solutions Tailored for Global Investors
At America Mortgages, we simplify the financing process for foreign nationals and U.S. expats. Whether you are acquiring your first commercial property or expanding an existing portfolio, our team provides seamless and efficient financing solutions.
1. Bridge Loans: Speed and Flexibility
Bridge loans are ideal for short-term financing needs, offering quick closings and interest-only payments. These loans are perfect for:
Purchasing or upgrading properties before securing long-term financing.
Renovating assets, increasing rents, or stabilizing occupancy.
Securing time-sensitive investment opportunities.
Key Features:
Loan terms: 12 to 24 months.
Fast approval and closing.
Ideal for transitional or value-added properties.
2. Term Loans: Long-Term Stability
For stabilized, income-generating properties, term loans provide cost-effective, long-term financing with predictable terms.
Key Features:
Fixed interest rates for up to 5 years.
Amortization periods of up to 20 years.
Higher loan-to-value (LTV) ratios for qualified properties.
Key Commercial Loan Highlights
Loan Amounts: $1,000,000 to $250,000,000.
No U.S. Credit Score Required: Financing is accessible without a U.S. credit history.
Nationwide Availability: Loans available in all 50 states.
Flexible Options: Bridge, mezzanine, and conventional financing tailored to your needs.
Interest-Only Payments: Available for qualifying loans.
Real-World Investment Scenarios
Here are examples of deals we’ve financed for our clients:
Extended Stay Motel: Purchased for $3.5 million with a 12.5% cap rate and 90% occupancy, delivering stable cash flow.
Greyhound Bus Terminal (NNN Lease): Acquired for $7.4 million with 3.5% annual rent increases and a 4.6-year lease term, offering predictable returns.
Self-Storage Facility in Florida: Bought for $2.6 million with 461 units and an 8% cap rate, showcasing the resilience of this asset class.
Tips for a Smooth Transaction
Our team ensures a seamless experience from offer to closing. Here’s how we help:
Due Diligence: Include a feasibility period in your purchase contract to assess the property.
Closing Timeline: Understand the timeline and required documentation to avoid delays.
Special Conditions: Review any conditions that may impact financing or ownership.
LLC Formation: Consider forming an LLC to manage the property efficiently and protect your assets.
Simplify Your CRE Investment with America Mortgages
At America Mortgages, we specialize in helping foreign nationals and U.S. expats navigate the U.S. commercial real estate market with confidence. Whether you’re seeking short-term financing for a value-added project or long-term funding for a stabilized asset, our tailored solutions are designed to meet your unique needs.
Ready to Finance Your U.S. Commercial Property?
Our team is here to help you secure competitive financing without the hassle.
Invest in U.S. commercial real estate with confidence—let America Mortgages be your trusted financing partner.
Invierta en Bienes Raíces Comerciales de EE.UU. con Financiamiento Hecho a su Medida
El mercado de bienes raíces comerciales de Estados Unidos (CRE) sigue siendo un destino principal para inversores globales, ofreciendo estabilidad, diversificación y rendimientos atractivos. Desde viviendas multifamiliares y centros comerciales hasta instalaciones de autoalmacenamiento y edificios de oficinas, el mercado CRE de EE.UU. proporciona una amplia gama de clases de activos para adaptarse a diversos objetivos de inversión.
En America Mortgages, estamos emocionados de presentar nuestro Programa de Préstamos Comerciales AM, una solución de financiamiento especializada diseñada para ciudadanos extranjeros y expatriados estadounidenses que buscan invertir en bienes raíces comerciales en EE.UU. utilizando un apalancamiento inteligente. Con nuestra experiencia en hipotecas residenciales para no residentes de EE.UU., ahora ampliamos nuestros servicios al sector comercial, ofreciendo opciones de financiamiento flexibles y completas para ayudarle a construir y expandir su portafolio de CRE en EE.UU.
¿Por Qué Invertir en Bienes Raíces Comerciales en EE.UU.?
El mercado CRE de Estados Unidos es uno de los más transparentes y líquidos del mundo, lo que lo convierte en una opción ideal para los inversores globales que buscan diversificación de portafolio. Beneficios clave incluyen:
Ingresos Estables: Contratos de arrendamiento a largo plazo y altas tasas de ocupación aseguran un flujo de caja constante.
Diversas Clases de Activos: Desde unidades de autoalmacenamiento hasta instalaciones de vida asistida, el mercado ofrece una variedad de oportunidades de inversión.
Rendimientos Atractivos: Las propiedades comerciales a menudo superan a las residenciales, ofreciendo mayores rendimientos.
Soluciones de Financiamiento Adaptadas para Inversores Globales
En America Mortgages, simplificamos el proceso de financiamiento para ciudadanos extranjeros y expatriados estadounidenses. Ya sea que esté adquiriendo su primera propiedad comercial o expandiendo un portafolio existente, nuestro equipo ofrece soluciones de financiamiento eficientes y sin complicaciones.
1. Préstamos Puente: Rapidez y Flexibilidad
Los préstamos puente son ideales para necesidades de financiamiento a corto plazo, ofreciendo cierres rápidos y pagos solo de intereses. Estos préstamos son perfectos para:
Comprar o mejorar propiedades antes de asegurar financiamiento a largo plazo.
Renovar activos, aumentar alquileres o estabilizar la ocupación.
Asegurar oportunidades de inversión sensibles al tiempo.
Características Clave:
Plazos del préstamo: 12 a 24 meses.
Aprobación y cierre rápidos.
Ideal para propiedades transitorias o con valor agregado.
2. Préstamos a Plazo: Estabilidad a Largo Plazo
Para propiedades estabilizadas y generadoras de ingresos, los préstamos a plazo proporcionan financiamiento rentable a largo plazo con términos predecibles.
Características Clave:
Tasas de interés fijas por hasta 5 años.
Períodos de amortización de hasta 20 años.
Ratios de préstamo a valor (LTV) más altos para propiedades calificadas.
Aspectos Destacados de los Préstamos Comerciales
Montos de Préstamo: De $1,000,000 a $250,000,000.
No Se Requiere Historial de Crédito en EE.UU.: Financiamiento accesible sin historial crediticio estadounidense.
Disponibilidad en Todo el País: Préstamos disponibles en los 50 estados.
Opciones Flexibles: Financiamiento puente, mezzanine y convencional adaptado a sus necesidades.
Pagos Solo de Intereses: Disponibles para préstamos que califiquen.
Escenarios de Inversión Reales
Aquí algunos ejemplos de operaciones que hemos financiado para nuestros clientes:
Motel de Estancia Prolongada: Comprado por $3.5 millones con un CAP rate del 12.5% y 90% de ocupación, generando un flujo de caja estable.
Terminal de Autobuses Greyhound (Arrendamiento NNN): Adquirido por $7.4 millones con incrementos anuales de renta del 3.5% y un contrato de arrendamiento de 4.6 años, ofreciendo retornos predecibles.
Instalación de Autoalmacenamiento en Florida: Comprada por $2.6 millones con 461 unidades y un CAP rate del 8%, demostrando la resiliencia de esta clase de activos.
Consejos para una Transacción sin Complicaciones
Nuestro equipo garantiza una experiencia sin inconvenientes desde la oferta hasta el cierre. Así es como le ayudamos:
Debida Diligencia: Incluya un período de viabilidad en su contrato de compra para evaluar la propiedad.
Cronograma de Cierre: Comprenda el cronograma y la documentación requerida para evitar retrasos.
Condiciones Especiales: Revise cualquier condición que pueda afectar el financiamiento o la propiedad.
Formación de LLC: Considere formar una LLC para gestionar la propiedad de manera eficiente y proteger sus activos.
Simplifique su Inversión en CRE con America Mortgages
En America Mortgages, nos especializamos en ayudar a ciudadanos extranjeros y expatriados estadounidenses a navegar el mercado de bienes raíces comerciales de EE.UU. con confianza. Ya sea que busque financiamiento a corto plazo para un proyecto con valor agregado o financiamiento a largo plazo para un activo estabilizado, nuestras soluciones personalizadas están diseñadas para satisfacer sus necesidades únicas.
¿Listo para Financiar su Propiedad Comercial en EE.UU.?
Nuestro equipo está aquí para ayudarle a asegurar un financiamiento competitivo sin complicaciones.
Agende una Llamada: Hable con uno de nuestros especialistas en préstamos para explorar sus opciones.
Llámenos: Contáctenos 24/7 al +1 (845) 583-0830 para asistencia inmediata.
在 America Mortgages（美国贷款公司），我们很高兴推出全新的 AM 商业房地产贷款计划，这是一项专为希望通过灵活杠杆投资美国商业地产的外国投资者和美国海外人士设计的融资解决方案。凭借我们在为非美国居民提供住宅贷款方面的丰富经验，如今我们将服务拓展到商业领域，提供灵活且全面的贷款方案，帮助您打造并扩展美国商业房地产投资组合。
Did you know there’s a simple strategy that can help overseas investors protect their U.S. property, reduce taxes, and make estate planning easier?
More foreign investors and U.S. expats are buying U.S. real estate through Limited Liability Companies (LLCs)—and for good reason. At America Mortgages, we help clients take advantage of this strategy every day.
If you’re a foreign investor eyeing the U.S. real estate market, understanding how an LLC can work for you might be the smartest move you make this year.
Why Use an LLC to Buy U.S. Real Estate?
An LLC (Limited Liability Company) provides a legal separation between your personal assets and your property investment. For foreign nationals and U.S. expats, this can create substantial benefits:
✅ Asset Protection – An LLC shields your personal assets from potential lawsuits related to your investment property.
✅ Tax Advantages – Owning property through an LLC may lower your tax liability and increase deductible expenses, including maintenance and management costs.
✅ Estate Planning Made Easy – LLC ownership simplifies passing assets to heirs without complicated probate processes—especially important for non-U.S. residents.
✅ Professional Image & Flexibility – An LLC offers a professional investment structure that makes managing properties (and scaling your portfolio) easier.
At America Mortgages, we often recommend this structure to our clients who want to maximize returns while minimizing risk.
Do You Have to Use an LLC?
No, but there are good reasons why many of our clients do.
Owning your U.S. property as an individual can expose you to personal liability. An LLC, on the other hand, provides an extra layer of protection and may simplify your tax filings. While it’s not a requirement to secure financing with America Mortgages, it’s often a smart choice depending on your long-term goals.
At America Mortgages, we make it easy for foreign nationals and U.S. expats to invest in U.S. real estate. Part of that process is ensuring your property is structured in a way that protects your investment and makes sense for your long-term goals.
That’s why we work with Nobility Consulting, our trusted partner for U.S. LLC formation. Nobility Consulting specializes in setting up LLCs for foreign investors and U.S. expats, helping ensure the process is efficient, compliant, and tailored to your needs.
LLCs are becoming one of the most common ways foreign investors hold U.S. property. To answer the most frequently asked questions, we hosted a webinar with our LLC partner, Nobility Consulting.
Topics included: ✔️ How to set up an LLC as a foreign investor ✔️ Whether you need to register your LLC in the state where you’re buying ✔️ What liability protection an LLC offers ✔️ How an LLC can provide tax benefits ✔️ How America Mortgages and Nobility Consulting work together to simplify the process
At America Mortgages, we’ve developed a streamlined process to help foreign nationals and U.S. expats purchase property in all 50 states—whether you’re buying as an individual or through an LLC.
We offer:
✅ Up to 75% LTV financing for foreign investors
✅ As little as 20% down for U.S. expats
✅ No U.S. credit or footprint required
✅ Underwriting based on the property’s rental income, with no personal income documents required
✅ Concierge services, including LLC setup, tax consultation, and insurance
From application to closing, our team specializes in making U.S. real estate investing simple, fast, and stress-free.
Ready to Buy Property Through an LLC?
Whether you’re investing in a single-family rental in Florida or a multi-family unit in Texas, America Mortgages is here to guide you. Speak to our team today:
Schedule a call with a loan officer to discuss how LLCs can work for you
Call us directly 24 hours a day, 7 days a week at +1 (845) 583-0830 for immediate assistance
1. Can I live in a property owned by my LLC? Is it even permitted? Yes, it’s permitted. However, there’s typically no benefit unless it’s an investment property. Most lenders won’t finance owner-occupied homes under an LLC structure.
2. Do I need to form an LLC in the state where I’m buying property? Not necessarily. Some lenders may require your LLC to be registered as a foreign entity in the state where you are purchasing, while others accept LLCs formed in a different state.
3. How do I get an EIN number as a foreign national? You must manually apply through the IRS by submitting Form 2553 and your LLC’s Articles of Organization. Many foreign investors prefer working with professionals to handle this process.
4. Are mortgage rates or terms different if I buy through an LLC? No. Mortgage rates and terms are based on the loan program and borrower profile, not whether you purchase as an individual or through an LLC.
LLC: El arma secreta para los inversionistas extranjeros que poseen propiedades en EE.UU.
¿Sabías que existe una estrategia sencilla que puede ayudar a los inversionistas extranjeros a proteger sus propiedades en EE.UU., reducir impuestos y facilitar la planificación patrimonial?
Cada vez más inversionistas extranjeros y expatriados estadounidenses están comprando bienes raíces en EE.UU. a través de Compañías de Responsabilidad Limitada (LLC), y con razón. En America Mortgages, ayudamos a nuestros clientes a aprovechar esta estrategia todos los días.
Si eres un inversionista extranjero interesado en el mercado inmobiliario de EE.UU., entender cómo funciona una LLC para ti podría ser el mejor movimiento que hagas este año.
¿Por Qué Usar una LLC para Comprar Bienes Raíces en EE.UU.?
Una LLC (Compañía de Responsabilidad Limitada) proporciona una separación legal entre tus activos personales y tu inversión inmobiliaria. Para ciudadanos extranjeros y expatriados estadounidenses, esto puede generar beneficios importantes:
✅ Protección de Activos – Una LLC protege tus bienes personales de posibles demandas relacionadas con tu propiedad de inversión.
✅ Ventajas Fiscales – Ser dueño de una propiedad a través de una LLC puede reducir tu carga fiscal y aumentar los gastos deducibles, incluyendo los costos de mantenimiento y administración.
✅ Planificación Patrimonial Simplificada – La propiedad mediante una LLC facilita la transferencia de activos a los herederos sin procesos complicados de sucesión, algo especialmente importante para los no residentes en EE.UU.
✅ Imagen Profesional y Flexibilidad – Una LLC ofrece una estructura de inversión profesional que facilita la gestión de propiedades y el crecimiento de tu portafolio.
En America Mortgages, recomendamos esta estructura a nuestros clientes que buscan maximizar sus rendimientos mientras minimizan el riesgo.
¿Es Obligatorio Usar una LLC?
No, pero hay muchas razones por las cuales la mayoría de nuestros clientes lo hacen.
Ser propietario de un inmueble en EE.UU. como individuo puede exponerte a responsabilidades personales. Una LLC, en cambio, brinda una capa adicional de protección y puede simplificar tus declaraciones fiscales. Aunque no es un requisito para obtener financiamiento con America Mortgages, a menudo es una decisión inteligente según tus objetivos a largo plazo.
En America Mortgages facilitamos la inversión inmobiliaria en EE.UU. para extranjeros y expatriados. Parte de nuestro proceso es asegurar que la propiedad esté estructurada de manera que proteja tu inversión y se alinee con tus metas.
Por eso trabajamos con Nobility Consulting, nuestro socio de confianza en la formación de LLCs en EE.UU. Nobility Consulting se especializa en establecer LLCs para inversionistas extranjeros y expatriados estadounidenses, garantizando un proceso eficiente, conforme a las leyes y adaptado a tus necesidades.
Nuestro Webinar Reciente con Nobility Consulting
Si te lo perdiste, puedes verlo aquí.
Las LLCs se están convirtiendo en una de las formas más comunes de poseer propiedades en EE.UU. Para responder a las preguntas más frecuentes, organizamos un webinar con nuestro socio Nobility Consulting.
Temas que cubrimos: ✔️ Cómo establecer una LLC siendo extranjero ✔️ Si es necesario registrar tu LLC en el estado donde compras ✔️ Qué tipo de protección ofrece una LLC ✔️ Cómo una LLC puede brindar beneficios fiscales ✔️ Cómo America Mortgages y Nobility Consulting simplifican el proceso
👉 Conoce más sobre nuestra alianza con Nobility Consulting y cómo pueden ayudarte.
America Mortgages Facilita el Proceso
En America Mortgages hemos desarrollado un proceso ágil para ayudar a extranjeros y expatriados estadounidenses a comprar propiedades en los 50 estados, ya sea como individuos o a través de una LLC.
Ofrecemos: ✅ Financiamiento hasta el 75% LTV para inversionistas extranjeros ✅ Solo el 20% de entrada para expatriados estadounidenses ✅ No se requiere historial crediticio ni presencia en EE.UU. ✅ Aprobación basada en el ingreso por alquiler de la propiedad, sin necesidad de documentos de ingreso personal ✅ Servicios de concierge, incluyendo formación de LLC, consulta fiscal y seguros
Desde la solicitud hasta el cierre, nuestro equipo se especializa en hacer que invertir en bienes raíces en EE.UU. sea simple, rápido y sin estrés.
¿Listo para Comprar Propiedad a Través de una LLC?
Ya sea que inviertas en una casa unifamiliar en Florida o en un edificio multifamiliar en Texas, America Mortgages está aquí para guiarte.
1. ¿Puedo vivir en una propiedad que es propiedad de mi LLC? ¿Está permitido? Sí, está permitido. Sin embargo, generalmente no hay beneficio a menos que sea una propiedad de inversión. La mayoría de los prestamistas no financian viviendas ocupadas por el propietario bajo una estructura de LLC.
2. ¿Necesito formar una LLC en el estado donde estoy comprando la propiedad? No necesariamente. Algunos prestamistas pueden requerir que registres tu LLC como entidad extranjera en el estado donde compras, mientras que otros aceptan LLCs registradas en un estado diferente.
3. ¿Cómo obtengo un número EIN siendo extranjero? Debes solicitarlo manualmente ante el IRS, presentando el Formulario 2553 y los Artículos de Organización de tu LLC. Muchos inversionistas extranjeros prefieren trabajar con profesionales para manejar este proceso.
4. ¿Las tasas hipotecarias o los términos cambian si compro a través de una LLC? No. Las tasas y términos dependen del programa de préstamo y del perfil del prestatario, no de si compras como individuo o a través de una LLC.
有限责任公司（LLC）——外国投资者持有美国房产的秘密武器
您知道吗？有一种简单的策略可以帮助海外投资者保护其在美国的房产、降低税负，并简化遗产规划。
越来越多的外国投资者和美国海外侨民通过有限责任公司（LLC）购买美国房地产——这是有充分理由的。在 America Mortgages，我们每天都在帮助客户利用这一策略。
In the exclusive webinar, “Understanding the Setup and Benefits of a U.S. LLC for Real Estate,” Robert Chadwick, CEO of America Mortgages, and Lucee Cesena, CEO and Founder of Nobility Consulting, shared expert insights on why LLCs are becoming the go-to strategy for foreign investors and U.S. expats purchasing property in the United States.
For those who missed it, the recording is available here.
Remarks have been edited for clarity and brevity.
Are there benefits to living in a home that is owned by my own LLC? Is it even permitted?
LC: It’s permitted, but there’s no real benefit if you’re living in the home personally since you’re not making money from it. LLCs are generally used for investment or business properties. There could be liability protection if someone gets injured on the property, but many lenders may not allow lending to an LLC for an owner-occupied home.
Do you have to form the entity in the state you are buying your property in?
LC: It depends on the lender. Some may accept an LLC formed in another state, while others require the LLC to be registered as a foreign entity in the state where you’re buying property. It’s common to have one LLC registered in one state and then register it as a foreign entity in other states.
How do I get an EIN #?
LC: As a foreign national, you have to manually apply by submitting Form 2553 along with your articles of organization to the IRS. Alternatively, LC’s company can handle the process for you.
How does the loan process work, specifically the difference between the process of purchasing a home under an LLC vs. as an Individual?
RC: There’s no difference in the loan process whether purchasing under an LLC or as an individual. America Mortgages can do loans under both structures. The preference depends on the client’s goals.
What is a registered Agent?
LC: A registered agent is the person or entity designated to receive legal and important documents on behalf of the LLC. It’s required in every state where you set up an LLC, and there’s usually an annual fee for their service.
I am looking to purchase property through an LLC. For context, I am currently a foreign national but I live in the U.S. on a visa. I am wondering if I should get an accountant or should I do things by myself?
LC: It depends on your comfort level. You can do it yourself, but mistakes can be costly. Accountants typically focus on taxes and bookkeeping, while Nobility Consulting specializes in setting up entities quickly and correctly.
Are mortgage rates and terms different based on the state where the LLC is registered?
RC: No, mortgage rates and terms don’t vary based on the LLC’s state registration. Some states have different regulations (like prepayment penalties), but the terms are generally consistent across states.
Is it easier to obtain financing if the LLC has multiple members or co-investors?
RC: Not necessarily easier. Up to four members can be part of the LLC for mortgage purposes. However, members with over a 23% ownership stake may need to be included on the loan, depending on the program.
Hi Robert. If am hearing this correctly I don’t need a 20% down payment if am buying a property under LLC?
RC: No, the LLC structure doesn’t change the down payment requirements. Foreign nationals need a 25% down payment. U.S. expats with established U.S. credit can qualify with 20% down.
Are there any situations where an LLC would not provide full liability protection?
LC: Yes. While LLCs provide asset protection, a skilled attorney can potentially pierce the corporate veil, so it’s not guaranteed to offer 100% protection.
Any suggestions for how to build U.S. credit while living abroad if we don’t have a U.S. credit card?
RC: U.S. credit isn’t required for our foreign national loan programs. If you’re a U.S. expat without active U.S. credit, we treat you as a foreign national initially. Once you have the mortgage in place, over 24 to 36 months you can rebuild your credit history. After that, you may be able to refinance into a standard U.S. expat loan with better terms.
LC: You can also establish business credit by getting a DUNS number for your LLC and building credit through that entity.
I (mostly) understand the protection aspect of keeping rental properties in an LLC, but I thought the tax benefits were just pass-through. What are some of the ways that an LLC can benefit you come tax time?
LC: LLCs can reduce tax rates compared to personal income, and they allow you to deduct expenses like maintenance and upgrades, which lowers your taxable income.
Does Washington State require the LLC to be based in their state?
LC/RC: It depends on the lender. Some may require you to set up a foreign entity in Washington if your LLC is based elsewhere.
Does Nobility offer accounting / tax filing services?
LC: Nobility offers bookkeeping but does not offer tax filing services.
I currently have my U.S. visa so I am able to live and work in the U.S. I am currently awaiting my Green Card. From a loan perspective, is it more beneficial to wait until I am a permanent resident? In speaking with my America Mortgage rep, they told me the down payment is higher when not a U.S. permanent resident or citizen.
RC: Yes. Non-permanent residents are treated as foreign nationals, which means higher down payments (25%) and slightly higher rates. Waiting until you get your Green Card may improve terms.
Can I use my properties in Canada to refinance and secure funding for purchasing a new property in the U.S.?
RC: Yes, as long as you can show the source of funds through documentation (closing statement, proof of equity release, etc.) for AML compliance.
I had an LLC for 6-8 years. I let it close last year. I had seen my DUNS#. Can I reestablish my same LLC?
LC: It depends on the state and the reason for closure. Some states allow reinstatement within a time frame; others require starting a new LLC. The DUNS number is tied to the specific entity.
As a property owner in Canada, how can I leverage the equity in my Canadian properties to use as a down payment for a U.S. mortgage?
RC: You can’t pledge equity directly. You must refinance or sell the Canadian property to access funds, then use the cash as a down payment.
America Mortgages Inc. is a mortgage broker focusing only on U.S. Expats and Foreign Nationals living overseas. We offer over 150 U.S. bank and lender programs direct to our international clients. America Mortgages is wholly-owned by Global Mortgage Group Pte. Ltd. an international mortgage specialist based in Singapore.
