But there are also syndications out there that charge more "institutional" level fees, say 1% acquisition fee, if any at all. 

So, I finally wrote to them and this is the answer I received:  "Good morning Michaela,Thank you for reaching out to the R Street Institute.

All institutional lenders, DSCR, conventional and government send out disclosures that are very clear regarding the length of time and the percentages of the prepayment penalties. 

My company, Rent To Retirement, does thousands of transactions annually with the largest builders in the country, and that is how we are able to take institutional type of discounts to pass that on to the individual investor in some of the best markets.

Challenges were we bought from a large institutional group so definitely was fiercer negotiations than past deals!

They are your best bet for institutional.  

They are hands-off, institutional grade real estate investments, and they allow you the option to diversify into offerings in markets across the country.

Personally, I believe it gives the impression of taller ceilings and less ‘institutional’ feeling rooms.

There are some institutions that allow you to use both W2s and Bank Statements to qualify if you hold a side business of some sort. 

Mike - Good point, I guess it is all about perspective.Nick - I guess it is an effective tactic for the institution but not good for the buyer...Russell - Good point that the agent should know the market and other agents operating in it.