I suggest going with hard money since that product is more made for rehabs than an institutional bank.

I would go to your smaller institutions and see what their commercial side can do for you.I'd be interested in finding out what you ended up with.  

We just got the pre-approval letter from an institution and out of the blue we are getting so many offers - Incredible! 

Charlotte is incredibly flooded with investors-- even institutional has done some damage there.Rarely are deals found, it's more just investors bidding one another up.

Wait, no you just jogged my memory because I recall that they could then transfer into 4 year institutions to then pursue a CPA.

The scenario you described is akin to playing the role of a lender and paying yourself the loan percentage—investors pay themselves much like how a bank or private hard money lending institution would handle it. 

@Alecia Loveless@Alecia LovelessFor larger assets that have institutional buyers, there has to be property management in the market.

Final comment: meaning this well, but please don't call it underwriting, it makes me cringe every time a newbie uses the term to make it sound like they are buying institutional-grade investments on a weekly basis.

Anything beyond that is charity work and should be handled by your institution of choice.Good Luck and Good Investing

Usually 3 or 5 yr declining, what is the reason you are deterred from institutional lending for DSCR loans?