Three Strikes, One Solution: A Foreign Investor's Road to Brickell

The Challenge

Andrés M. had been building a successful manufacturing business in Bogotá for over a decade. With family ties to Miami and a desire to diversify his wealth into U.S. real estate, he had his eye on a 2-bedroom condo in Brickell — a neighborhood he knew would hold its value and generate reliable rental income when he wasn't in town.

On paper, Andrés looked like a dream investor. He had significant liquid assets, a strong business, and was prepared to put 30% down. But when he approached American lenders, he ran into not one, not two, but three deal-killing obstacles:

• 🚫No U.S. credit history. Andrés had never had a U.S. credit card, car loan, or mortgage. Despite excellent credit in Colombia, American lenders had nothing to pull — and most programs require a minimum U.S. FICO score.
• 🚫No U.S. income documentation. His income was earned and documented entirely in Colombia. Conventional lenders require U.S.-based W-2s, pay stubs, or tax returns. He had none of these.
• 🚫Non-warrantable condo building. The Brickell tower he wanted had a high percentage of investor-owned units — making it non-warrantable. Fannie Mae and Freddie Mac won't back loans on these buildings, and most banks follow suit.

The Solution

Lifetime Capital Funding specializes in exactly this type of complex scenario. Rather than trying to force Andrés into a conventional box, we structured a solution using two complementary programs that addressed each obstacle directly.

For the income and credit challenge, we used a foreign national mortgage programthat does not require U.S. credit history or U.S. income documentation. Instead, we verified his financial standing through foreign bank statements, a reference letter from his Colombian bank, and a letter from his attorney confirming business ownership and assets.

For the non-warrantable building, we turned to a Non-QM portfolio lenderwho holds loans in-house rather than selling them on the secondary market — which means they aren't bound by Fannie/Freddie condo eligibility rules. We layered in a DSCR (Debt Service Coverage Ratio) analysis, showing that the projected rental income from the unit would more than cover the monthly mortgage payment. This gave the lender additional confidence in the deal's income-producing potential.

The Result

Andrés closed on his Brickell condo in four weeks. The unit rents for $3,200/month — comfortably covering his mortgage payment — and he uses it as a Miami base when visiting for business or family. The investment is already appreciating in one of Miami's most sought-after zip codes.

The approach that made it possible? Treating the loan as what it actually was: a strong asset-backed deal with real income, real reserves, and a borrower who was simply operating outside the traditional American financial system.

At underwriting, the projected rental income of approximately $3,800/month easily covered the estimated mortgage payment of $2,400/month — giving a DSCR well above 1.25 and making the investment case straightforward on paper, even without traditional U.S. income documentation.

"Every American bank told me it was impossible — no U.S. credit, no U.S. tax returns, and a non-warrantable building on top of it. Lifetime Capital found a way through all of it. I have my Brickell apartment and it pays for itself. I couldn't be happier."

— Andrés M., Business Owner, Colombia / Miami FL

This is a representative scenario based on real program types. Names and details have been changed or anonymized. Individual results vary. All loans subject to credit approval, income verification, and underwriting guidelines. Rates and terms may vary. NMLS #2583712. Not a commitment to lend.