here<\/a>.<\/p>\n\n\n\nDuring the session, Donald Klip (DK) addressed key questions, covering market trends, property performance comparisons, and tailored financing solutions designed specifically for foreign nationals and U.S. expats investing from abroad.<\/p>\n\n\n\n
Remarks have been edited for clarity and brevity.<\/p>\n\n\n\n
Is now a good time to invest in U.S. real estate?<\/strong><\/p>\n\n\n\nDK:<\/strong> Absolutely. Despite high interest rates and global uncertainty, home prices in the U.S. still<\/em> rose over 10% in 2022\u2014during one of the steepest rate hikes in history. Why? A severe housing shortage. The U.S. is short 5\u20137 million homes, and tariffs are further stalling new builds by raising costs for materials like Canadian lumber and Chinese tools. That imbalance means prices and rental yields continue to climb. It\u2019s a landlord\u2019s market.<\/p>\n\n\n\nHow do rising tariffs affect real estate?<\/strong><\/p>\n\n\n\nDK:<\/strong> Tariffs increase the cost of construction inputs, which discourages homebuilders from starting new projects. That slows down supply even further\u2014driving up home values and rent. In short: rising tariffs are inflationary for housing, which benefits investors holding real estate assets.<\/p>\n\n\n\nHow do tariffs affect the cost of new construction, and what does that mean for buyers of existing homes?<\/strong><\/p>\n\n\n\nDK:<\/strong> Builders rely heavily on imported materials\u2014tools from China, lumber from Canada. Tariffs have made these essentials significantly more expensive, which is discouraging new construction. That benefits buyers of existing homes: low supply means higher prices and stronger rental yields for current inventory.<\/p>\n\n\n\nAre there signs that gentrification is slowing?<\/strong><\/p>\n\n\n\nDK:<\/strong> Not at all. America has a deep-rooted culture of migration. Cities continue to gentrify as people relocate for affordability, jobs, and better schools. What\u2019s different is where the action is. We\u2019re seeing massive movement into the Southeast corridor\u2014Texas, Georgia, the Carolinas\u2014thanks to major job creation (like EV and semiconductor factories) and no state income tax.<\/p>\n\n\n\nShould we prioritize no-income-tax states for investment?<\/strong><\/p>\n\n\n\nDK:<\/strong> Yes, it\u2019s smart to consider. States like Texas, Florida, and Tennessee are seeing population surges because of their favorable tax policies. If tenants are moving there, investors should follow. We often advise looking at school rankings, employment growth, and cost of living alongside tax rates when deciding where to buy.<\/p>\n\n\n\nWith talk of possible Fed rate cuts later this year, should we wait or lock in financing now?<\/strong><\/p>\n\n\n\nDK:<\/strong> Don\u2019t wait. Prices are more sensitive than interest rates. When rates are cut, prices will spike\u2014possibly overnight. If you\u2019re looking at a $200,000 home and wait for a rate drop, it could jump to $250,000. Lock in now and refinance later for better terms and equity gains.<\/p>\n\n\n\nHow does rental income-based qualification work?<\/strong><\/p>\n\n\n\nDK:<\/strong> It’s simple. If the projected rent covers the mortgage, you’re approved. We don\u2019t need U.S. credit, tax returns, or employment documentation. That\u2019s the foundation of our Rental Coverage+ loan program, designed specifically for foreign nationals and U.S. expats.<\/p>\n\n\n\nBesides West Virginia, are any other states becoming affordable?<\/strong><\/p>\n\n\n\nDK:<\/strong> A few states like Kentucky, Mississippi, and Arkansas still fall under \u201cmoderately affordable,\u201d but the affordability map is shrinking. West Virginia remains the only state labeled as \u201caffordable.\u201d That\u2019s why migration is such a big deal\u2014it\u2019s people chasing affordability and better opportunities.<\/p>\n\n\n\nHow fast can a bridging loan be approved and funded?<\/strong><\/p>\n\n\n\nDK:<\/strong> Typically within 1 to 4 weeks, depending on the structure. It’s especially popular now because many banks aren\u2019t lending aggressively. Bridging loans offer flexibility\u2014whether you\u2019re buying time to close, tapping equity, or grabbing an urgent opportunity.<\/p>\n\n\n\nWhat are some unexpected ways clients use bridging loans?<\/strong><\/p>\n\n\n\nDK:<\/strong> We\u2019ve seen clients use them to pay for healthcare, purchase businesses, invest in gold, or fund overseas property buys. Recently, a client refinanced three debt-free U.S. properties to buy a home in Singapore. It\u2019s all about liquidity at the right moment.<\/p>\n\n\n\nHow do migration trends shape investment decisions?<\/strong><\/p>\n\n\n\nDK:<\/strong> Migration is the new investment map. Americans are moving to states with better job prospects, lower taxes, and affordable housing. These migration patterns are driving rental demand and price appreciation. \u201cFollow the migration\u201d is our mantra\u2014it\u2019s where infrastructure is expanding and yields are strong.<\/p>\n\n\n\nWhat\u2019s your forecast for U.S. interest rates?<\/strong><\/p>\n\n\n\nDK:<\/strong> The market is pricing in four rate cuts<\/strong> by year-end. If rates fall, expect property prices to jump. If you buy now, you benefit from today\u2019s pricing and refinance later for better terms and potential cash-out equity. That\u2019s the U.S. game.<\/p>\n\n\n\nWhat loan-to-values (LTVs) can foreigners expect?<\/strong><\/p>\n\n\n\nDK:<\/strong> Up to 75% LTV with no U.S. credit history required. For U.S. expats, it’s even higher. Our most popular program qualifies borrowers purely on rental income. We also offer options based on overseas income and high-net-worth portfolios.<\/p>\n\n\n\nCan I get pre-approved before finding a property?<\/strong><\/p>\n\n\n\nDK:<\/strong> Yes. We can issue a pre-approval within 24 hours. You\u2019ll use that to start house hunting with proof of financing. Once you’re ready to go into contract, we\u2019ll finalize the loan with minimal fuss. We even connect clients with realtors in top investment cities.<\/p>\n\n\n\nDo you work with self-employed or digital nomads?<\/strong><\/p>\n\n\n\nDK:<\/strong> Absolutely. Many of our clients don\u2019t have traditional income documentation. That\u2019s why our rental-based qualification model is so effective. You don\u2019t need pay slips or HR letters\u2014just a solid rental appraisal. If the rent covers the loan, you’re good.<\/p>\n\n\n\nWhat should someone do today if they want to take advantage of these trends but don\u2019t know where to start?<\/strong><\/p>\n\n\n\nDK:<\/strong> Just reach out. We\u2019ll guide you through the full process\u2014help you select the right city, introduce you to trusted realtors, structure your mortgage, and even assist with LLC formation and taxes. You\u2019re not alone in this. Let us help you get started.<\/p>\n\n\n\nhello@americamortgages.com<\/a><\/p>\n\n\n\n