Investment Property Lending Locations
Cross-border mortgage financing requires specialized expertise that most lenders simply don’t have. At LendCity, we secure financing for investment properties across Canada, the United States, and Mexico—giving you access to opportunities in three distinct North American markets. We understand the complexities of international lending, currency considerations, tax implications, and regulatory requirements because we’ve personally financed properties in all three countries. Whether you’re a Canadian investor looking to enter the U.S. sunbelt markets, an American expanding into Canadian real estate, or anyone seeking opportunities in Mexico’s booming coastal markets, we know how to structure deals that work across borders.
Traditional lenders typically won’t touch cross-border investment properties, and the few that do often have restrictive requirements that kill most deals before they start. We work with a network of specialized international lenders who understand that borders shouldn’t limit your investment strategy. From short-term bridge loans to help you close quickly in competitive markets to long-term financing on stabilized rental portfolios, we find solutions that account for foreign ownership rules, currency exchange risks, and the unique documentation requirements of each country.
You need a financing partner who doesn’t just understand mortgages but actually understands cross-border real estate investing—not someone who’s going to treat your international deal like a local residential purchase. Our team has closed financing deals in dozens of markets across all three countries: from Toronto condos to Texas house flips, from Edmonton multi-families to Playa del Carmen vacation rentals. We know what international lenders want to see, how to structure ownership entities for maximum financing approval, and how to position your application to overcome the typical objections around foreign investors. When you work with LendCity, you’re working with investors who understand that geographic diversification is smart wealth building, and we structure financing that supports that vision across North America.
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North American Investment Opportunities
At LendCity, we provide comprehensive cross-border mortgage solutions across Canada, the United States, and Mexico. Whether you’re diversifying your portfolio internationally, seeking better cash flow in emerging markets, capitalizing on currency advantages, or expanding your investment footprint across North America, we have the lender relationships and cross-border expertise to structure the right solution. From acquisition financing in growth markets to refinancing to access equity, bridge loans for quick closings to portfolio financing across multiple countries, we match your international investment strategy with financing that works—regardless of citizenship, residency status, or property location.
Canada
Secure competitive financing for investment properties across Canadian markets from coast to coast. We work with lenders who understand foreign buyer regulations, non-resident taxation, and provincial variations in lending requirements.
United States
Access U.S. investment property loans without SSN requirements or U.S. credit history. Our lenders specialize in foreign national programs, DSCR loans, and portfolio financing for international investors in American markets.
Mexico
Finance Mexican real estate through bank trusts (fideicomisos) and specialized lender programs. We navigate restricted zones, notario requirements, and unique ownership structures to secure your coastal and inland investments.
FAQ
What’s the minimum down payment required for cross-border investment properties?
Down payment requirements typically range from 25-50% depending on the country, property type, citizenship status, and lender. U.S. foreign national loans often require 20-30%, while Canadian non-resident financing typically starts at 35%. Mexico coastal properties may require 20-50% down through fideicomiso structures.
Can I get financing if I’m not a citizen or resident of the country where I’m buying?
Absolutely. We specialize in foreign national lending programs across all three countries. You don’t need citizenship, residency, local credit history, or a Social Security Number in the U.S. We work with lenders who evaluate deals based on property performance and your global financial strength.
How do lenders evaluate cross-border investment property applications?
Lenders focus on property cash flow and debt service coverage ratio (typically 1.0-1.30x minimum), down payment and liquid reserves, global credit profile and net worth, property location and market fundamentals, your international investment experience, and proper ownership structure (LLC, corporation, trust, etc.).
Do I need to establish a company or special entity to get cross-border financing?
In many cases, yes. U.S. financing often works best through an LLC, Canadian properties may require a corporation for optimal tax treatment, and Mexican coastal properties require a fideicomiso (bank trust) in restricted zones. We guide you through proper entity structuring for both financing approval and tax efficiency.
How long does cross-border financing typically take to close?
Timeline varies by country and complexity. U.S. foreign national loans typically close in 45-75 days, Canadian non-resident financing in 30-60 days, and Mexican bank trust financing in 60-90 days. Bridge financing can move faster (30-45 days) when you need to close quickly.
What documentation do I need for international property financing?
Expect to provide proof of income (global sources), bank statements showing reserves and down payment funds, proof of identity (passport), property details (purchase agreement, appraisal, rent roll), entity documents if using LLC/corporation, and tax returns (typically 2 years). Requirements vary by lender and country. However, with DSCR loans in the U.S., personal income is not needed to qualify.
Can I use rental income from the property to qualify for the loan?
Yes, for most stabilized investment properties. Lenders typically require a debt service coverage ratio of 1.10-1.30x, meaning rental income must exceed mortgage payments, taxes, insurance, and maintenance by 20-30%. Vacation rental income is evaluated differently based on occupancy rates and seasonal variations.
Are there restrictions on the types of properties I can finance internationally?
Some restrictions exist. In Mexico, restricted zones (within 50km of coastline or 100km of borders) require fideicomiso trusts. In Canada and the U.S., certain property types like hotels or raw land may be harder to finance. We specialize in finding lenders for complex property types others won’t touch.
What are the tax implications of owning investment property across borders?
Tax implications are complex and country-specific. U.S. properties trigger FIRPTA withholding on sale, Canadian properties face non-resident withholding taxes on rental income, and Mexican properties require annual tax filings. We recommend working with cross-border tax professionals and can provide referrals—we’re mortgage experts, not tax advisors.
