Complex income? ITIN? Foreign national? There's a loan program for your situation.
San Antonio's diverse population includes significant immigrant communities, international business professionals, and buyers with non-traditional income sources. Non-QM loans serve the buyers that conventional and FHA leave behind — ITIN holders, foreign nationals buying US property, workers with alternative income documentation, and buyers rebuilding credit after major life events like divorce or medical bankruptcy. If a conventional lender told you no, that doesn't mean every lender will.
San Antonio has a growing Mexican consulate community and significant cross-border business activity. Foreign nationals and visa holders considering San Antonio real estate are welcome — the city has a history of international investment and lenders here understand the market.
Non-QM approvals in San Antonio start with understanding the specific non-QM reason — is it the immigration status, the income documentation, the credit event, or something else? Each reason has a different program match. I identify the right program first, then build the file to meet that program's specific requirements.
Non-QM rates in San Antonio vary widely by program and risk profile. Foreign national loans and ITIN loans typically require 25–30% down. Credit event programs (post-bankruptcy) improve with time since the event. I work with multiple non-QM lenders to find the best terms for each client's unique situation.
Yes, through a foreign national loan program. Lenders typically require 25–30% down, documentation of foreign income (two years of foreign tax returns or bank statements), and a US bank account for the transaction. San Antonio's proximity to Mexico and its international business community means I have experience with this specific buyer profile.
Many non-QM programs allow purchases 1–2 years after bankruptcy discharge, compared to the 2–4 year wait for conventional and FHA. Requirements include a down payment of 10–20%, documented income, and evidence of reestablished credit. The further you are from the bankruptcy, the better the terms.
First-time buyer or restarting after a credit setback — FHA opens the door.
Learn More →Active duty at JBSA or a veteran coming home — the VA loan is your strongest financial tool.
Learn More →Move-up buyers and investors — flexible conventional financing for every situation.
Learn More →Free consultation. I'll tell you exactly what you qualify for in San Antonio and what your real monthly payment will be. Pre-approval in 24 hours.
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