1st Capital Group expands foreign national DSCR financing

1st Capital Group has launched an expanded foreign national DSCR program through its correspondent lending channel for eligible U.S. investment property purchases and refinances. The offering can reach 80% loan-to-value and is built to qualify borrowers primarily on rental cash flow rather than U.S. income or tax returns.

Why it matters: - The expanded program gives foreign national investors a clearer path to finance U.S. investment property without relying on conventional mortgage documentation. - The structure could widen access for eligible borrowers who have assets and rental income potential but no established U.S. credit profile. - The program targets non-owner-occupied properties, where rental performance is the main underwriting focus.

What happened: - 1st Capital Group, a DBA of GFL Capital Mortgage, Inc., announced the availability of an expanded Foreign National Debt Service Coverage Ratio financing program through its correspondent lending channel on July 27, 2026. - The program is available for eligible international borrowers purchasing or refinancing non-owner-occupied investment property in the United States. - Eligible purchase and rate-and-term refinance transactions may qualify for financing up to 80% loan-to-value, subject to borrower, property, DSCR, liquidity, geographic and underwriting requirements. - Qualification is based primarily on the rental income from the investment property, not the borrower’s U.S. employment income or personal tax returns.

The details: - Eligible transactions may receive loan amounts generally ranging from $150,000 to $1.5 million, with additional tiers potentially available. - DSCR qualification can go as low as 0.50, with lower maximum leverage when DSCR falls below 1.00. - The program can consider long-term rental income and qualifying short-term rental income. - AirDNA-supported income projections may be used for eligible short-term-rental properties. - Borrowers without a U.S. credit history may still be considered. - Foreign accounts may be used for down payment, closing costs and required reserves. - Eligible digital assets may be counted for reserves without mandatory liquidation, subject to verification. - The program is open to qualifying first-time and experienced real estate investors. - Eligible collateral includes single-family homes, townhomes, standard condominiums, select condotels and two- to four-unit properties. - U.S.-based LLC vesting is available for eligible transactions, subject to entity and guarantor requirements. - Borrowers generally must document at least 12 months of post-closing PITIA reserves. - PITIA includes principal, interest, property taxes, homeowners insurance and applicable association dues. - For DSCR purposes, qualifying gross rental income is divided by the monthly PITIA obligation. - The program is intended exclusively for eligible investment-property transactions. - Rural properties are not eligible. - Properties in Puerto Rico, Guam and the U.S. Virgin Islands are not eligible. - All borrowers, entities, funds and transactions remain subject to sanctions screening, state-specific requirements and full underwriting review. - Additional limitations apply to certain two- to four-unit properties in New York and Illinois. - Florida transactions involving foreign entities may require an affidavit at closing. - Cash-out refinance requests are reviewed separately and may face reduced leverage or additional restrictions. - Program guidelines, eligible states, pricing and documentation requirements may change without notice. - Foreign national investors and their advisers can request a preliminary scenario review by providing the property state, property type, proposed purchase price or estimated value, expected rental income, requested loan amount and the borrower’s country of residence. - 1st Capital Group says it works with homebuyers, self-employed borrowers, real estate investors, ITIN borrowers and foreign nationals. - Program availability varies by borrower, property, loan purpose and jurisdiction. - The company’s website is the company’s announcement.

Between the lines: - The program is designed to compete in a niche lending market where rental income and asset strength can matter more than traditional U.S. borrower documentation. - The use of correspondent lending suggests 1st Capital Group is trying to extend reach while keeping underwriting controls in place. - The separate treatment of cash-out refinances signals tighter risk management for higher-leverage requests.

What's next: - Foreign national borrowers can seek a preliminary scenario review before applying. - Final eligibility will depend on underwriting, property type, location, reserves, sanctions checks and state rules. - Program terms may shift as 1st Capital Group updates guidelines, pricing and documentation standards.

The bottom line: - 1st Capital Group is expanding a rental-income-based mortgage option that could help eligible foreign nationals finance U.S. investment property with up to 80% leverage, but the program remains tightly conditioned on property, reserve and compliance requirements.