The value and loan amount is too low for institutional lenders.

One cool thing that I recently discovered is the VA will allow you to use any remaining entitlement on the loan for a second purchase. 

Institutional investors are returning to the market, evidenced by increasing transaction volumes in July and August.Supply dynamics vary across regions, with markets like Chicago, Milwaukee, and Pittsburgh benefiting from limited inventory growth below 2%.

So, if a “typical” transaction would require 20% down payment to go along with an 80% institutional loan, then if I brought in a couple of investors who funded 10% each and I as “sponsor” received a 33% ownership interest as “promote”, I would have used OPM for that 20% down payment. 

Amongst the common misconceptions I see by posters on BP are that hard money loans are junior mortgages to fill the gap between institutional financing and down payment; that it is in lieu of down payment so the borrower can acquire a property with “no money down”, and that it is money borrowed to use for an earnest money deposit.

It may change state to state.I recommend joining your local ULI group (Urban Land Institute).

I had my attorney file the proper paperwork to redeem the overage, which was recently granted.So I don’t know who you are, but thank you, Ben I would have eventually discovered this but not as early as I did.

If the seller subordinates his seller financing and mortgage to the institutional lender you won't have a problem.

You need a pre-approval letter from your lending institution. 

Discover the next day and police came out put in a report and that was about it.