Originally posted by @Tom Gimer:@Patrick MartoneIf you refi out of your HELOC, your line of credit will be closed and you will no longer have access to it.If you have a bunch of equity in the subject property, you could ask the bank to increase the line OR or you could get a new first and at the same time pay down and subordinate the HELOC.Hmm,  I'll have to double check, but the fine print mentioned something about getting up to 3 fixed-rate loans. it seems common across different institutions.

You could also cash out refi with a variety of lending institutions.

Even if they institute their new 1.2%/yr funder's fee as filed with the SEC this month, the max that would generate is another $600k. (1.2% of $50mil)Assuming the average GF loan size is $150k, the most the company could offer as a Tier II would be about 333 loans/year or 27 loans/month. ($50mil / $150k) GF currently is offering around 20 loans/month so they can certainly reach their legal max in short order.

That's true; I meant commercial bank loans vs conduit or institutional debt. 

There’s nothing wrong with running your circumstances past a loan officer to see what that financial institution might be willing to do.

We are really good at review - we typically have internal accounting departments at our clients looking at our work and other big 4 firms looking at our work (sometimes the partners in the deal are big pension funds and institutional investors who all seem to use big 4).

When there's seller financing under those rates/terms, us institutional lenders can't touch it, not even close!

The added fees, and compliance regulations have almost eliminated small independent investors, and financial institutions from doing mortgages, and in return have actually created worse situations for many consumers.

To answer your question, an institutional investor and a major lending institution payed us (my company) $100 to $200 depending on the size of the rehab, scope and type building.

You can also earn a fee for referring those deals to institutional level investors.