In this episode of the Wisdom Lifestyle Money Show, host Scott Dillingham dives into LendCity's US lending options for Canadians and other foreign buyers interested in American investment properties. As a one-stop shop for residential and commercial lending in both Canada and the US, LendCity simplifies cross-border investing by offering competitive financing without requiring a US visa, partner, or income verification—focusing instead on the property's cash flow. Scott shares real-world examples, including a $4.65 million office purchase in Ohio financed at 7% over 25 years, an 8-unit property with rates dropping to 6.375%, and a Florida condo Airbnb deal. He emphasizes benefits like lower fees for multi-country clients, easy equity access, and guidance from a team of experienced investors.
Scott breaks down the financing process, highlighting 30- or 40-year terms, interest-only options, and mortgages open after 3-5 years with no penalties. Key strategies include using seller credits to buy down rates—potentially saving hundreds monthly over reducing the purchase price—and targeting a debt coverage ratio above 1.25 for optimal terms. Down payments start at 25-30%, with minimum loans of $75,000-$100,000, and properties must avoid major deferred maintenance for buy-and-hold deals (flipping products handle renovations). He also covers new offerings like fix-and-flip loans, lines of credit for experienced investors, and portfolio blanket mortgages for scaling up to dozens of properties.
As of November 2025, US real estate remains attractive for foreign investors, with hottest markets including Florida, Texas, and Ohio per
LendCity's client trends—aligning with broader data showing strong ROI in areas like Dallas, Jacksonville, and San Antonio amid population growth and economic stability. Current mortgage rates for foreign nationals typically range from 7.14% to 7.64%, though buy-downs and lender shopping can secure lower effective rates as seen in recent deals. Scott recommends setting up a US entity for tax and liability benefits, opening a bank account, and choosing between done-for-you services like SHARE or DIY approaches. This episode equips aspiring investors with practical steps to expand portfolios south of the border.
Key Takeaways
- Cross-Border Lending Benefits: LendCity offers residential and commercial financing in Canada and the US, reducing fees for multi-country clients, simplifying equity access, and providing investor-focused guidance without needing US income or partners.
- Financing Simplicity for Foreigners: No US visa required; qualification based on property income with 30-40 year terms, interest-only options, and open mortgages after 3-5 years—rates as low as 6.375% with buy-downs, though current foreign national averages are 7.14-7.64% in November 2025.
- Seller Credit Strategy: Use seller concessions to buy down rates or cover fees instead of lowering purchase price, saving significantly on monthly payments (e.g., 1% rate reduction saves $100-150/month) and long-term interest.
- Down Payment and Property Guidelines: 25-30% down required, minimum loans $75,000; suitable for 1-8 units, avoiding deferred maintenance for buy-and-hold—flipping loans available for renovations.
- Investment Process Steps: Set up US entity for tax advantages, open bank account, choose done-for-you (e.g., SHARE for turnkey rentals) or DIY path, then finance and close with LendCity's support.
- New Products and Markets: Access fix-and-flips, credit lines up to 3-4x project value, and portfolio loans; hottest 2025 markets include Florida, Texas, Ohio, with emerging spots like Dallas and Jacksonville for high ROI.
- Investor Resources: Join free Investors Hub for webinars, off-market deals, and networking; book strategy calls for personalized advice on US investing.
Links to Show References
- (00:03) - Introduction to US Lending
- (01:16) - Commercial Lending Options
- (04:30) - Financing in the States
- (05:57) - Understanding Mortgage Terms
- (08:19) - Residential Lending Options
- (12:19) - Minimum Lending Amounts
- (14:08) - Deferred Maintenance Properties
- (16:45) - Utilizing Seller Credits
- (19:07) - Process for Setting Up Entities
- (23:14) - New Products for Investors
- (25:18) - Hot Markets for Investment
- (26:41) - Joining the Investors Hub
