Property does not qualify for institutional financing2.

The Garn - St Germain Act was originally intended to prohibit Federally Insured institution or Federally guaranteed loans from being non assumable.  

I want to try and find a set of bigger buyer communities or larger institutions that can reliably buy 5-10 properties per month in the following states: LA, TX, MS, MO, TN, GA, OH, FL.

As far as hard money, most institutional hard money lenders will want to see that you have some kind of RE flipping/investing experience.

About 3 years ago we had an unbelievably juicy deal that a banking institution needed to get rid of brought to us by a broker who had spent a full year following up, selling, negotiating, contacting, etc until he had a deal.  

This means setting up contract management systems,  instituting additional insured requirements, employ licensed and insured vendors even if they are not the cheapest options available.

That or the absolute top institutions are doing this to make even the other 99.8% tap out of individuals tap out.

@Jeremy SandersPrivate money is money from any individual that is not hard money, bank money, institutional money, etc.

Honestly I would choose a mortgage broker and let me explain you why.When you go to a bank or credit union the loan offer works for that institution and will offer you the rate they company offer, instead if you work with mortgage broker we have the ability to shop with over 100 and more institutions and shop for the best rates available, fast closing and customizable solutions, text me so i can give you my rates base on your credit score.

Banks and institutional servicers are not usually willing to get involved and assist customers and stick to the servicing agreement to the letter to avoid liabilities, and that makes good business sence, but we adminstered deals that were underwritten and failure was not an option!