I'm looking for lower interest rates by refinancing, but so far my loan amount is "too small" for the financial institutions I have checked with. 

Yes, I have heard of people getting financing with 5% down from local institutions but they had relationships with them prior.

I pay quarterly participation fees and my broker is charged a listing fee for each listing.

We recently sold an existing 0% note (trust me we didn't write it at that rate - it came to us that way) to an institutional investor at a 4% yield because their cost of funds would allow them to buy at that rate. 

Hello Devon - I have not seen this myself and the usual LOC options don't seem to exist right now which I find surprising - most financial institutions seem to want you to tie your self down with a mortgage rather than a LOC - the only way I could take a LOC was via a Heloc - which isn't the best approach - would be interested if you hear differentThanks

There is also a HUGE demand among institutional investors to get these distressed properties and add them to their balance sheets, putting pressure on banks and courts to mercilessly foreclose.I am tempted to speculate on his business model- having missed a mortgage payment in March 2020, but I won't go there.WSJ Video

It is possible to use one of the other parties involved in the transaction (the buyer of your relinquished property or the seller of your replacement property) to act as the QI rather than a professional/institutional QI, but the costs of drafting the exchange documents would probably be more expensive than just hiring a professional/institutional QI.  

There is ton of FREE learning resources on here and it is amazing the amount of information one can obtain by consistently participating on the site. 

Ask Realtors in your area (if you don't have one) which institutions are Investor-friendly. 

It is nearly impossible to buy a loan from a large institution on a single investment.2.