Institutions like CBRE and IRR also offer reports of general cap rates in submarkets across the country. 

After 4-5 years, they would sell the complex or portfolio to another institution and made back the money invested.

DSTs are hands-off, institutional grade real estate investments, and they allow you the option to diversify and develop your own personal portfolio of institutional properties.

I'm just curious what various lenders would be looking for in compensation and structure of this deal:Purchase Price: $25,000Rehab/Holding/selling costs: $30,000ARV/Sale Price:  $85,00090 days for purchase/rehab/sale**My questions below are coming from the scope of my view that a HML being a formal institution/group with a bunch of standard terms, processes, etc... and a Private Lender being someone with money, willing to loan it short term, without all kind of formalities(if that makes any sense)So in a HML world, 65% of ARV would be right at $55,000... does anyone does this deal without requiring rehabber to have skin in the game? 

In closing, I'd like to point out that this sort of promising and alternative truth-telling is obviously the royal road to success in real estate investing.

as your primary you should be able to get an O/O HELOC my guess on the move out question would be dont ask dont tell, so residential HELOC's tend to be 10 year term, so I would maybe get the HELOC from a bank you dont do investing related banking with maybe an out of area bank or bigger institution. and set up a P.O. box or a different address to get correspondence from them (totally reasonable in a multifamily) this way when you move that doesnt change, so no red flag for them to call it due.

Check the Secretary of State's websites for PA/DE/NJ/NY for a list of banking institutions.

Keep in mind that many markets have players you don't see.PE/HFs/Institutional Money is investing in a core asset base. 

You are supposed to live in the property for at least a year but that does not sound like an issue for you.The 2% funding fee is essentially prepaid PMI, make sure you factor it into your numbers.VA Loans can be a royal PITA but are an extremely good deal if the numbers work. 

A lot of wholesalers (especially the institutional ones) will take advantage of new buyers.