A US Social Security Number is typically not required. US credit history is generally not needed. Canadian credit accepted. Purchase or refinance property anywhere in Florida with specialized foreign national financing.
David Nataf — NMLS #2613311 | AMF #3001986744 | Call 888-640-6592
Buying property in Florida as a foreign national — whether you are a Canadian snowbird, a Latin American investor, a European vacation home buyer, or any non-US citizen — requires a mortgage lender who understands the specific documentation, underwriting, and compliance requirements for international borrowers.
David Nataf at Cross Border Loans is a licensed mortgage originator who works exclusively with foreign nationals and Canadians seeking US mortgage financing. With more than 25 years of banking and credit experience and dual licensing in both Florida and Quebec, he bridges the gap between Canadian and American mortgage systems that most lenders cannot navigate.
Unlike traditional US banks that require Social Security Numbers, W-2 income verification, and US credit scores, Cross Border Loans offers mortgage programs designed specifically for borrowers who have none of these. Foreign national programs accept passport identification, foreign credit reports, international bank statements, and overseas income documentation.
Foreign national mortgage programs are available to any non-US citizen who wishes to purchase or refinance property in the state of Florida. You do not need a green card, a work visa, or any immigration status in the United States. Qualification is based on the property, your financial profile, and your ability to make the down payment and monthly payments. Specific eligibility includes:
Canadian citizens and permanent residents purchasing vacation homes, second homes, or investment properties in Florida. Investors from any country seeking rental income properties in Florida markets including Miami, Fort Lauderdale, Boca Raton, Palm Beach, Tampa, Orlando, Naples, and Sarasota. Business owners and entrepreneurs with non-traditional income documentation who cannot qualify through conventional US mortgage channels. Retirees and snowbirds looking to finance a winter residence rather than paying all cash.
Up to 75% LTV (25% minimum down). SSN and US credit are generally not required through foreign national programs. Passport and foreign credit report accepted. Loan amounts from $100K to $5M+. Available for single-family homes, townhomes, condos, and 2-4 unit properties.
Qualify based on property rental income, not personal income. No US tax returns required. Ideal for Canadian investors buying Florida rental properties. Coverage ratio as low as 1.0x. Interest-only options available.
Use 12-24 months of personal or business bank statements (Canadian or US) to document income. No W-2s or tax returns required. Designed for self-employed borrowers and business owners with complex income streams.
Already own property in Florida? Refinance your existing mortgage using Canadian credit history and income documentation. Rate-and-term or cash-out options available. Consolidate multiple properties or access equity.
Most US mortgage lenders are not equipped to handle foreign national applications. They require Social Security Numbers in their systems, their underwriters do not know how to read Canadian T4 slips or Notices of Assessment, and their compliance departments are unfamiliar with international anti-money laundering documentation. This leads to delays, denials, and frustration for qualified international buyers who have the financial means but cannot fit into a domestic US mortgage application.
David Nataf has structured his practice around solving exactly this problem. Holding both a Florida NMLS license and a Quebec AMF mortgage broker license, he understands the documentation, tax implications, and regulatory requirements on both sides of the border. He works directly with lenders who have established foreign national programs — not lenders who occasionally make exceptions for international borrowers, but lenders whose core business includes foreign national lending.
This means faster pre-approvals, fewer document requests that do not apply to your situation, and closings that stay on schedule. For Canadian buyers in particular, having a broker who reads Canadian credit bureau reports, understands CMHC regulations, and can explain the differences between Canadian and US mortgage structures is an advantage that generic US mortgage brokers cannot provide.
Foreign national mortgage programs through Cross Border Loans cover virtually every residential property type in Florida. This includes single-family homes and detached houses, townhomes and row houses, warrantable condominiums including high-rise buildings, non-warrantable condominiums (projects with litigation, low reserves, or high investor concentration), condo-hotel units and resort-style condominiums, 2-4 unit multi-family investment properties, and short-term rental properties including those listed on Airbnb and VRBO platforms.
Cross Border Loans originates foreign national mortgages throughout the entire state of Florida. Primary markets include Boca Raton, Fort Lauderdale, Miami, Miami Beach, Coral Gables, West Palm Beach, Palm Beach, Delray Beach, Jupiter, Naples, Sarasota, Tampa, St. Petersburg, Clearwater, Orlando, and Jacksonville. Whether you are purchasing a beachfront condo in South Florida or an investment property in Central Florida, the same specialized programs apply.
Yes. Foreign nationals can obtain mortgage financing in Florida without a US Social Security Number, without a green card, and without US credit history. David Nataf (NMLS #2613311) at Cross Border Loans specializes in foreign national mortgage programs that accept passport identification, foreign credit reports, and international bank statements. Down payments typically start at 25% for second homes and investment properties, with loan amounts available from $100,000 to over $5 million.
Yes. Cross Border Loans accepts Canadian credit history, Canadian income documentation including T4 slips, Notice of Assessment, T1 tax returns, and Canadian bank statements for US mortgage qualification. David Nataf holds both a Florida NMLS license (#2613311) and a Quebec AMF mortgage broker license (#3001986744), giving him direct expertise in Canadian mortgage documentation and US underwriting requirements.
A DSCR (Debt Service Coverage Ratio) loan qualifies borrowers based on the rental income potential of the investment property rather than the borrower's personal income. This makes it ideal for Canadian investors who may not have US-sourced income or US tax returns. The property's projected rental income must typically cover 1.0x to 1.25x the monthly mortgage payment. Cross Border Loans offers DSCR programs for Canadian investors purchasing rental properties throughout Florida.
Foreign national mortgage programs in Florida typically require a minimum down payment of 25% (75% loan-to-value). Some programs allow as little as 20% down for well-qualified borrowers. Investment properties may require 25-30% down. The down payment funds must be seasoned for at least 60 days in a verifiable bank account.
A foreign national mortgage typically takes 30 to 45 days from completed application to closing. The timeline depends on the completeness of documentation, the property appraisal, and title work. Cross Border Loans works with experienced foreign national lenders and title companies who understand international transactions.
Yes. Foreign nationals can purchase condominiums in Florida with mortgage financing. The condo project must meet certain lender requirements including minimum owner-occupancy ratios, adequate reserve funds, and no pending litigation. Cross Border Loans has access to lenders who finance both warrantable and non-warrantable condos for foreign national buyers.
Yes. Cross Border Loans specializes in helping Canadian snowbirds finance vacation homes and second homes in Florida. David Nataf understands both Canadian and US mortgage regulations and can structure financing using Canadian credit history and income documentation. Programs are available for properties throughout Florida including Boca Raton, Fort Lauderdale, Miami, Naples, Sarasota, and the Gulf Coast.
David Nataf is a licensed mortgage professional with more than two decades of experience in banking and finance. He holds Florida NMLS license #2613311 and Quebec AMF mortgage broker license #3001986744, making him one of the few professionals licensed on both sides of the Canada-US border. He specializes in foreign national mortgages, cross-border financing, DSCR investor loans, and complex scenarios that traditional banks decline. He operates from Boca Raton, Florida and serves Canadian clients across Quebec, Ontario, and all of Canada.
David Nataf, Mortgage Loan Originator (NMLS #2613311)
Offices in Boca Raton, FL and Montreal, QC • Direct lender access
888-640-6592 • info@crossborderloans.ca