Foreign Investment


We offer foreign investment & Financing

At Aptus Capital Group, we offer a wide variety of services and solutions for all kinds of businesses. Aptus Group assists individuals, progressive businesses, and community organizations, with a particular focus on the middle market.


Financing for foreign / international buyers

Mortgage loan financing is available for foreign buyers, and can be obtained through a U.S. or non-U.S. bank. Due to the United States’ credit crisis, lenders have tightened credit criteria and require foreign buyers to pay forth 40% as a down payment.

Financing serves as the stepping stone to leverage funds, thereby magnifying returns. For example, if an foreign investor purchases a property for $1 million in cash, he will get the benefit of only one property. If on the other hand, he obtains mortgage financing and puts forth only 50% of the down payment, the foreign investor can purchase two properties, therefore, benefiting from the appreciation of two properties with the same theoretical equity investment.

There are two ways in which financing can be made available:

U.S. Lender Financing

This is arranged through a bank in the United States, requiring nearly 40% down payment (60% loan-to-value). It also requires that the buyer show liquid assets based on a multiple of the monthly payments. Financing in the U.S. would also require the buyer to pay about 2% mortgage tax.

Home Country Financing

This option refers to getting an international mortgage from the home country of the investor, also known as a cash transaction. The difference between home country and U.S. lender financing is that the investor saves on mortgage tax and various bank fees. However, there are other fees associated with the home country financing bank.

Transaction costs

Transaction costs consist of nearly (X)% of the loan amount. This estimation includes mansion tax, mortgage tax, title insurance, attorney fees, recording taxes and administration expenses. Like all cash closing, the transaction costs are about (X)% of the property price. The broker’s commission is paid by the seller’s proceeds. The seller, on the other hand, faces a transaction cost that is about (X)% of the selling price, which is driven by the broker’s commission and transfer taxes.

Property tax

Property taxes reflect the monthly expense with each property paid quarterly. For example, if there is a mortgage, the bank could escrow the tax amount. This would mean that there would be a collection and payment on behalf of the owner. For properties that exclude a tax abatement, the tax is roughly (x)% of the price per year.

Annual Operating Tax

This tax refers to the annual taxes on profits under the assumption that the property is rented out. The United States government allows for the depreciation of property each year; however, a depreciation would have to be recaptured at the time of sale.

Estate tax

Estate tax is the largest tax that a foreign property owner is exposed to. United States law reflects that estate taxes can be as high as 50%. However, tax structures can be implemented to remove this risk. Our tax attorneys and accountants in network are qualified and skilled to assist our foreign clients in the area of estate tax.

Our Process

Step 1
Obtain pre-approval from lender
The lender can be a United States bank or an International bank in the buyer’s home country with an international mortgage program.
Step 1
Step 2
Identify Property
At Vaazay we value filtering properties based on the client’s objective to maximize productivity of the client’s time, preventing property viewing from being a tiring and painstaking experience. Your time is just as important to us.
Step 2
Step 3
Make offer and negotiate price.
We believe that negotiation skills are a critical aspect of buying real estate property. Our experience negotiators are able to obtain many favorable financial and non-financial terms for the buyer.
Step 3
Step 4
Execute contract
The terms agreed upon will be provided to both parties’ attorneys who will then prepare the purchase contract. The buyer’s attorney will in due diligence will perform all necessary precautions prior to the actual contract execution. After all terms are agreed upon, the contract will be executed. At the time of execution, a 10% deposit will be required from the buyer to be held in escrow by the attorney.
Step 4
Step 5
Apply For Mortgage and Obtain Commitment Letter
The buyer will formally apply for a mortgage. The lender will then perform due diligence, including appraisals. This will then be followed by the lender issuing a commitment letter.
Step 5
Step 6
Schedule Closing.
At the time of closing, the buyer, seller, bank, attorneys, and brokers, will come together to sign paperwork, and funds will be provided to the seller in exchange for the buyer obtaining legal title to the property. In most instances, the deal will be complete at the table and there will usually be no future need for follow-ups.
Step 6