Key Takeaways
- H-1B holders can legally own US real estate — USCIS does not restrict passive real estate investment
- Real estate operating businesses (property management, real estate brokerage, development) owned by H-1B holders lost SBA access in March 2026
- Bankable funds real estate operating businesses up to $5M based on rental income, management fees, and development revenue
- 48-hour funding decisions — critical for time-sensitive property acquisitions and renovation capital deployment
- Start your Bankability Assessment — 30 seconds, no SSN upload
Real estate has long been the preferred wealth-building vehicle for H-1B professionals in the US. An H-1B software engineer earning $150,000 who saves aggressively and invests in rental properties is engaging in entirely legal passive investment activity that USCIS does not restrict. What changes the picture is when that portfolio grows into a business — a property management company, a real estate investment entity requiring bridge financing, or a small development firm buying properties to renovate and rent.
These real estate operating businesses have historically accessed capital through two channels: SBA 7(a) loans for operating expenses and commercial real estate loans for property acquisition. Both have now become significantly harder. The March 2026 SBA rule eliminated H-1B operators from 7(a) access entirely. Commercial real estate lenders remain available but require permanent residency or citizenship for the guarantor on most loan products above $1M.
Bankable funds real estate operating businesses on documented rental income, property management fee revenue, and development project cash flow. Your visa status is not a variable in our underwriting.
Real Estate Business Capital Uses for H-1B Operators
- Rental Property Acquisition Capital: Bridge financing for the gap between property identification and conventional mortgage closing.
- Renovation and Stabilization: Value-add renovation funding for properties being repositioned from lower to higher occupancy/rent.
- Property Management Firm Working Capital: Payroll, maintenance contractor payments, and insurance for property management businesses with 50 to 500+ units under management.
- Development Project Bridge: Capital to bridge pre-development costs, carrying costs, and construction overruns before permanent financing closes.
- Portfolio Expansion: Adding the next 5 to 10 units to a growing rental portfolio requires down payment capital that monthly cash flow cannot accumulate fast enough.
For commercial property purchase specifically, see our H-1B buying commercial property guide. For broader SBA alternatives, our SBA alternative guide covers the full landscape. And to compare funding structures, see our SBA 7(a) overview.
| Funding Source | H-1B Eligible? | Max Amount | Speed |
|---|---|---|---|
| SBA 7(a) — March 2026+ | No — US citizens only | $5M | 30–90 days |
| Traditional Banks | Rarely | Varies | 3–6 weeks |
| Bankable | Always yes | $5M | 48 hours |
Frequently Asked Questions
Yes. USCIS does not restrict H-1B holders from owning real estate. Passive real estate investment is not considered unauthorized employment under USCIS policy.
Yes. Bankable funds real estate operating businesses — property management firms, small development companies, and rental portfolio operators — based on documented revenue.
Effective March 1, 2026, the SBA requires 100% US citizen ownership for all 7(a) and 504 loans. H-1B real estate operating companies are fully excluded.
We analyze rental income, property management fee revenue, occupancy rates, and net operating income. 3 to 6 months of bank deposits and lease documentation are the primary inputs.
Yes. Property management firm working capital — covering payroll, contractor payments, and maintenance expenses — is a common and fully eligible use case.
Minimum $20,000/month in documented real estate operating revenue. Property management firms and landlords with $500K+ in annual rental income access initial tranches of $100K to $1M.
Yes. Value-add renovation capital against existing rental income is a fundable use case. We analyze the existing portfolio's revenue alongside the renovation project's projected impact.
48-hour decision. Start with the Bankability Assessment at /bankability-score/ for a preliminary range.
No. Bankable has zero residency requirements. H-1B holders, L-1 visa holders, O-1 visa holders, and other work visa categories all qualify for funding assessment based on business revenue alone.
Effective March 1, 2026, the SBA amended its rules to require 100% US citizen or national ownership for all 7(a) and 504 loan programs. H-1B holders are no longer eligible for any SBA-backed financing.