Can a Canadian investor actually get a mortgage in America? The answer is yes. There are higher downpayment requirements and the documentation can be onerous. For Canadians who wish to buy an investment property, the downpayment requirement is usually 35%. Canadians who want a vacation home may need as little as 25% downpayment. Why so much higher than their American counterparts? Americans can buy property with no money down. The answer lies in the risk. Canadians share a common language, common holidays, and a very similar culture ( we both like hockey, basketball, football, and baseball). Canadians have the ability to "bolt" with little or no recourse in their home country. That added layer of risk is the reason for the higher down payment.
A compendium of articles about how Canadian investors need mortgages from U.S. Banks:
Black Pearl Marketing Minute: How did Brian Brady get to be Canada’s Favorite American Mortgage Broker?