Canadian credit history accepted. T4 slips and Notice of Assessment qualify as income documentation. Many programs do not require US credit history or SSN. Dual-licensed in Florida and Quebec.
David Nataf — NMLS #2613311 | AMF #3001986744 | 888-640-6592
Every year, hundreds of thousands of Canadians travel to Florida for vacations, winter escapes, and investment opportunities. Many want to own rather than rent — but the mortgage process stops them. US banks want a Social Security Number. US lenders want a US credit score. US underwriters do not recognize Canadian T4 slips, Notices of Assessment, or Equifax Canada credit reports.
Cross Border Loans exists to solve this problem. David Nataf is one of the few mortgage professionals in North America who holds active licenses on both sides of the border — Florida NMLS #2613311 and Quebec AMF #3001986744. This means he does not merely translate your Canadian documents for a US lender. He understands what those documents mean, how Canadian income is structured, how Canadian credit reporting works, and how to present a Canadian borrower's file to a US lender in a way that gets approved.
The result is a streamlined process that eliminates the back-and-forth that Canadians typically experience when applying for US mortgages through lenders who handle foreign nationals as an afterthought rather than a core competency.
Income Documentation: T4 slips (Statement of Remuneration Paid), T1 General income tax returns, Notice of Assessment from CRA, T4A slips for pension and retirement income, T5 slips for investment income, Canadian corporate financial statements for business owners, and Canadian employment letters on company letterhead.
Credit Documentation: Equifax Canada credit report, TransUnion Canada credit report. Canadian credit scores are evaluated on a comparable scale to US FICO scores, though different scoring models may apply. A minimum Canadian credit score of 680 is typically required.
Asset Documentation: Canadian bank statements (RBC, TD, BMO, CIBC, Scotiabank, Desjardins, National Bank, and all other Canadian financial institutions), RRSP and TFSA statements, Canadian investment account statements, and Canadian property equity documentation.
For Canadians purchasing a vacation or winter home. 20-25% minimum down payment. Primary use must be as a second home (not full-time rental). Available for single-family homes, townhomes, and warrantable condos. 30-year fixed and adjustable rate options.
For investment and rental properties. Qualify based on property rental income rather than personal income. No US tax returns needed. 25-30% down. Ideal for Canadians building a US rental portfolio. Short-term rental (Airbnb/VRBO) income may qualify.
Bank statement program for Canadian entrepreneurs and business owners. 12-24 months of Canadian business or personal bank statements qualify. No traditional income verification. Designed for borrowers whose tax returns do not reflect full earning capacity.
Already own Florida property? Refinance your existing mortgage using Canadian documentation. Rate-and-term or cash-out. Consolidate higher-rate foreign national debt into better terms. Access equity for renovation, additional purchases, or repatriation to Canada.
Canadian banks including RBC, TD, BMO, and Scotiabank offer cross-border mortgage programs that allow Canadians to finance US property. These programs have advantages — they integrate with your existing banking relationship and may offer the convenience of a single-institution approach. However, they also have significant limitations that a specialized cross-border broker overcomes.
| Feature | Canadian Bank Program | Cross Border Loans |
|---|---|---|
| Lender Options | Single bank — their program or nothing | Access to a network of specialized lenders competing for your business |
| Property Types | Typically limited to warrantable condos and single-family only | All property types including non-warrantable condos, multi-family, condo-hotel |
| DSCR / Investor Loans | Rarely available. Most require full income qualification | Full DSCR program. Qualify on rental income, no personal income docs needed |
| Self-Employed Borrowers | Full tax return documentation typically required | Bank statement programs available — 12 or 24 month statements accepted |
| Loan Amounts | Often capped at $1M-$2M | Up to $5M+ with select lenders |
| Account Requirements | May require banking relationship (checking, savings, deposits) | No banking relationship required |
| Processing Speed | Routed through centralized cross-border department — can be slow | Direct submission to lender. 30-45 day closings typical |
| Quebec Expertise | Generalist advisors handle all provinces | AMF-licensed (#3001986744) with specific Quebec documentation expertise |
Contact Cross Border Loans for a free consultation. David Nataf will review your financial situation including Canadian income, credit profile, available down payment, and investment goals. Within 24-48 hours, you will receive a pre-qualification letter indicating the loan amount, estimated rate, and terms you can expect. This pre-qualification can be presented to real estate agents and sellers to demonstrate your financing capacity.
With your pre-qualification in hand, work with a Florida real estate agent to identify and make offers on properties. Cross Border Loans can recommend real estate agents in South Florida who specialize in working with Canadian buyers and understand the cross-border transaction process. Having a pre-qualification from a known foreign national lender strengthens your offer significantly compared to buyers who have not yet secured financing.
Once your offer is accepted, submit the full loan application with your Canadian documentation package. Cross Border Loans handles the translation of your Canadian financial documents into formats that US lenders require. Your file is submitted to the lender best suited for your specific scenario — whether that is a foreign national portfolio lender, a DSCR specialist, or a bank statement program.
The lender orders a property appraisal and reviews your file through underwriting. Because Cross Border Loans submits to lenders with established foreign national programs, the underwriting process is typically smooth — the lender already knows how to evaluate Canadian credit reports, Canadian income documents, and foreign bank statements. Any conditions or questions are handled by David Nataf directly, minimizing delays.
Closing on a Florida property as a Canadian buyer can occur remotely. You can sign documents through a mail-away closing package or with a notary in Canada, or you can attend closing in person in Florida. Wire transfer of funds typically comes from your Canadian bank account to the US title company. The entire process from accepted offer to closing typically takes 30-45 days.
Canadian buyers have historically concentrated in specific Florida markets that offer direct flight access, established Canadian communities, and strong rental income potential. The most popular markets include Boca Raton and Delray Beach, where a significant francophone and anglophone Canadian community has established deep roots over decades. Fort Lauderdale and Hollywood offer beachfront living with direct flights from Montreal and Toronto. Miami and Miami Beach attract investors seeking short-term rental income and appreciation. The Gulf Coast communities of Naples, Sarasota, and Fort Myers draw snowbirds seeking quieter, resort-style living. Central Florida markets including Orlando and Kissimmee offer strong rental income from tourism-driven short-term rentals. Palm Beach and Jupiter attract higher-net-worth Canadian buyers seeking luxury properties and golf communities.
While David Nataf's AMF license specifically covers Quebec — making him particularly well suited for francophone clients from Montreal, Quebec City, Laval, Gatineau, Sherbrooke, Trois-Rivières, and throughout the province — Cross Border Loans serves Canadian buyers from every province and territory. Ontario clients from Toronto, Ottawa, Hamilton, and the GTA represent a significant portion of cross-border transactions, followed by Alberta (Calgary, Edmonton), British Columbia (Vancouver, Victoria), and Atlantic Canada.
Yes. Canadians can obtain mortgage financing to purchase property in Florida through specialized cross-border mortgage programs. These programs accept Canadian credit history from Equifax Canada and TransUnion Canada, Canadian income documentation including T4 slips and Notice of Assessment, and do not require a US Social Security Number or US credit history. David Nataf at Cross Border Loans (NMLS #2613311, AMF #3001986744) specializes in these cross-border transactions.
Canadian applicants typically need: a valid Canadian passport, Canadian credit report, two years of T1 General income tax returns or T4 slips and Notice of Assessment, recent Canadian bank statements showing down payment funds (60-90 days), a letter of employment or business documentation for self-employed applicants, and proof of any existing property ownership in Canada.
Canadian buyers typically need 20-25% down for second homes and vacation properties, and 25-30% down for investment properties. Down payment funds can come from Canadian bank accounts, investment accounts, or equity from Canadian property. Funds must be documented and seasoned for at least 60 days.
Canadian banks like RBC and TD offer cross-border programs but with limited property types, no DSCR options, and often higher pricing. A specialized cross-border broker like Cross Border Loans provides access to a network of specialized lenders, handles all property types including non-warrantable condos, offers DSCR and bank statement programs, and typically achieves better rates through lender competition.
Yes. David Nataf holds a Quebec AMF mortgage broker license (#3001986744) in addition to his Florida NMLS license (#2613311). He understands Quebec-specific documentation including Relevé 4 tax slips and Revenu Québec documentation, and serves francophone and anglophone clients throughout Quebec.
Yes. DSCR loan programs allow Canadian investors to qualify based on the property's rental income rather than personal income. This eliminates the need for US tax returns or US-sourced income. The property's projected rental income must typically cover 1.0x to 1.25x the monthly mortgage payment.
Rates for Canadian buyers are typically 0.5% to 1.5% higher than standard US conforming rates, reflecting foreign national risk assessment. Exact rates depend on the loan program, LTV ratio, property type, and credit profile. Both fixed-rate and adjustable-rate options are available. Cross Border Loans works with multiple lenders to find the most competitive pricing for each scenario.
Canadians face US tax obligations on rental income (30% withholding, reducible by filing US returns) and capital gains on sale. Florida has no state income tax. In Canada, worldwide income including US rental income must be reported to the CRA, with credits for US taxes paid. Cross Border Loans recommends consulting with a cross-border tax specialist and can provide referrals to qualified professionals.
David Nataf, Mortgage Loan Originator (NMLS #2613311)
Offices in Boca Raton, FL and Montreal, QC • Direct lender access
888-640-6592 • info@crossborderloans.ca