So if I'm a large institution, having too many investment properties will increase my risk.  

I participated in my first REI meetup group Monday (1/4/21) evening and would recommend, if you haven't yet, to join a couple meetup groups.

Account Closed I'd make a short list of the midwestern cities you're interested in, the take advantage of pandemic to participate in on line meetups before they go back to in person, which will give you unique insight into neighborhoods and major players in each area. 

The majority of programs that I've seen, in cook county also require that the participant be a non-for-profit organization or a private investor partnering with one.

Unfortunately I don't have that sort of capital and don't have the ability to go to a financial institution to get loans.

Unfortunately I don't have that sort of capital and don't have the ability to go to a financial institution to get loans.

The concern is with that sort of institutional set up we’ll be required to have a non-recourse loan and not able to take advantage of the current low mortgage rates when we refinance after construction is completed.

We are starting selling lots and we want to offer owner finance. Anyone have any idea if lots or lands can be finance by lender or bank ?

They also strongly recommend that the landlords/managers do not participate (other than observe) in the set out process.

The study also found that the median sale price of a property involved in a 1031 exchange in 2018 and 2019 was approximately just $500,000 which in the vast majority of markets in the nation is a most common to the small stand-alone investor vs big institutional investors.