@Hardik Patel, the big money (institutional money) buys "no work needed" properties.

She was speaking directly to the institutional grade student housing apartment complexes, however.

I don’t need a loan; however, I’m all about using institutional money so that’s in the works as I continue to grow.  

Sometimes an institutional seller, like Fannie Mae or HUD, will put a restriction on the timing of your sale, for instance: you may not sell within three months for more than 125% of the sale price. 

It doesn't matter how the lender is (private lender, a broker, bank, financial institution, etc.) - the loan to the 401k must be "non-recourse", meaning that you do not provide personal guarantee, the property is the only security for the loan.

PWC & Urban Land Institute study 78 different market in US and rank Seattle as top Real Estate market for 2018...Top spot for last three years...2017 - Austin2016 - Dallas2015 - Houston

He leads an extensive discussion about the "entity" and the "institution" against him (which is the bank).

It's hard to find deals right now, but if you're the bank (cash purchase) or you don't care if your returns top 7 or 8% (institutional buyers) then you're going to clean up nicely because competition has greatly slowed.  

Often, if there is a significant discount, it's because the seller or bank knows that the property is too beat up to get institutional financing, meaning that discount will be offset by you having to pay 4 points upfront for a hard money loan at 12%. 

So, after 2+ months of being told there would be no problem getting a mortgage but would need to be a commercial mortgage with 30% down, we heard today from the credit union  - we were turned down.Looking for suggestions on a financial institution that will give us a mortgage for $45k - $50k for the rental property we have under contract in Pontiac.We are Canadian & already own 2 sfr income properties in Warren, Mi.