US Multi-Family Financing for Canadians

From duplexes to apartment buildings, finance multi-family properties across the US with programs designed for Canadian foreign national investors. DSCR loans for 2-4 unit residential properties qualify on rental income with 30-year fixed rates and 25% down. For 5+ unit apartment buildings, commercial programs underwrite on the building's Net Operating Income (NOI) with competitive terms. No US credit history, no W-2, and no US tax returns required for any program. Multi-family investing gives you multiple income streams, built-in vacancy protection, and economies of scale — all through one cross-border financing partner who handles the LLC formation and lender coordination.

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Multi-Family

Multiple Units, Multiple Income Streams

Multi-family properties reduce your risk through diversified income and scale. One vacancy doesn't wipe out your cash flow. We finance everything from duplexes to 100+ unit apartment buildings for Canadian investors.

2-100+

Unit Range

25%

Minimum Down

30yr

Fixed (2-4 Units)

$2B+

Total Financed

Small Multi-Family DSCR

Finance duplexes, triplexes, and fourplexes with DSCR loans — the same simple qualification as single-family properties, but with multiple income streams reducing your vacancy risk. A fourplex with one vacant unit still has three tenants covering the mortgage. Down payments start at 25% with 30-year fixed rates and no US income documentation required.

Apartment Building Financing

5+ unit commercial programs available for Canadian investors, underwritten on the building's Net Operating Income (NOI) rather than personal financials. Stabilized properties qualify for permanent financing with 5-10 year terms and 25-30 year amortization. Loan amounts typically start at $500,000 and scale into the millions for larger complexes.

Value-Add Opportunities

Finance the acquisition and renovation of underperforming buildings to increase rents, reduce operating expenses, and refinance at the higher stabilized value. Bridge-to-permanent programs let you acquire a value-add property, execute the business plan, and then refinance into long-term debt once the NOI supports it. This strategy is how many investors force equity and accelerate portfolio growth.

No US Credit Required

Foreign national programs for both residential (2-4 unit) and commercial (5+ unit) multi-family properties. Your property's income drives qualification — not your personal US credit history. For 2-4 unit DSCR loans, the rental income must cover the mortgage payment at a 1.0 DSCR or higher. For commercial, lenders evaluate the building's NOI, cap rate, and debt coverage ratio.

NOI Analysis

We analyze the building's full financial picture — gross rental income, vacancy and collection loss rates, operating expenses, property taxes, insurance, management fees, and capital reserve allocations — to structure the optimal financing. Our underwriting analysis ensures the deal pencils before you make an offer, saving you time and due diligence costs on properties that will not qualify.

LLC Entity Structuring

Close in your US LLC for liability protection, which is especially important for multi-family where more tenants means more potential exposure. For larger portfolios, we help structure multiple entities — one LLC per property or a Series LLC in qualifying states — for optimal asset protection. Our cross-border legal partners handle formation, EIN, and operating agreements remotely.

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Eligibility

Multi-Family Financing Requirements for Canadians

Requirements vary between residential (2-4 unit) DSCR loans and commercial (5+ unit) apartment financing. Here is what Canadian investors need for each program.

Requirements

Valid Canadian passport for foreign national identification and lender compliance documentation.
Minimum 25-30% down payment for 2-4 unit DSCR loans, or 20-35% for 5+ unit commercial properties depending on the deal.
Property must achieve a DSCR of 1.0+ for residential (2-4 units) or a minimum debt coverage ratio of 1.20-1.25 for commercial (5+ units).
Rent roll and operating statements for existing multi-family properties, or a market rent analysis for new acquisitions.
US LLC formation for entity-level closing and liability protection — especially important with multiple tenants and units.
For 5+ units: a full operating budget including income, vacancy, operating expenses, capital reserves, and management fees.
Proof of reserves showing 6-12 months of debt service payments held in accessible Canadian or US bank accounts.

How We Help

We analyze the deal's NOI and DSCR before you make an offer, so you know the property qualifies for financing in advance.
Our team shops 2-4 unit deals across 25,000+ lenders and connects 5+ unit deals with commercial programs built for foreign nationals.
We coordinate LLC formation and US bank account setup in parallel so everything is ready for a smooth closing on your timeline.
Our underwriting team reviews rent rolls, operating statements, and market comparables to verify the deal pencils at current and projected income levels.
We structure bridge-to-permanent financing for value-add deals, so the acquisition loan and permanent refinance are planned together from day one.
For larger apartment buildings, we help you prepare a professional investment package that meets commercial lender underwriting standards.
We provide referrals to multi-family property management companies, cross-border tax accountants, and real estate attorneys in your target market.
Post-closing, we assist with cash-out refinances and 1031 exchanges to help you scale from smaller multi-family to larger apartment complexes.

FAQ

Questions About Multi-Family Financing

Everything Canadian investors need to know about financing US multi-family properties.

Getting Started

Yes. For 2-4 unit properties, DSCR loans work identically to single-family — qualify on rental income with no US credit or income required. For 5+ unit apartment buildings, commercial lending programs are available for foreign nationals with terms based on the building's NOI and debt coverage ratio.

Multi-family offers: multiple income streams (reducing vacancy risk), economies of scale for property management, higher cash flow per deal, value-add opportunities through renovation and rent increases, and easier financing for larger properties since commercial lenders focus on the building's income rather than personal qualification.

Financing Details

For 2-4 unit DSCR loans: 25-30% down. For 5+ unit commercial: 25-35% down depending on the property's financials, location, and condition. Value-add and bridge programs may have different structures. Larger down payments typically unlock better rates.

2-4 unit properties use residential DSCR loans — same as single-family, qualifying on rental income with 30-year fixed rates. 5+ unit properties use commercial loans — qualified on the building's Net Operating Income (NOI), with terms typically 5-10 years (with 25-30 year amortization), adjustable rates, and more complex underwriting that evaluates the property as a business.

Operations & Strategy

Cap rates vary by market, property class, and unit count. In strong markets like Florida, Texas, and the Southeast, stabilized multi-family cap rates typically range from 5-8%. Higher cap rates (7-10%) are found in Midwest markets like Ohio, Indiana, and Missouri where purchase prices are lower. A higher cap rate generally means higher cash flow but potentially lower appreciation. We help you evaluate deals based on your target returns and risk profile.

Yes. Canadian investors can use IRC Section 1031 to defer US capital gains tax by exchanging one US investment property for another of equal or greater value. This is a powerful tool for upgrading from smaller multi-family properties to larger apartment buildings without triggering a US tax event. Strict timelines apply — you have 45 days to identify replacement properties and 180 days to close. A qualified intermediary must facilitate the exchange.

Professional property management is essential for multi-family investing from Canada. For 2-4 unit properties, expect management fees of 8-12% of gross rent. For 5+ unit apartment buildings, fees typically range from 5-8% as economies of scale reduce per-unit costs. Good managers handle tenant screening, rent collection, maintenance, lease enforcement, and financial reporting. We provide referrals to multi-family management companies in all major US investment markets.

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