@William Coet this is likely going to be quite variable and be determined by your relationship with the institution you are seeking to do business with. 

For example you own an investment property that does not qualify for institutional financing, and you’re paying 12% interest to a hard money lender.

Private equity funds are not open to the public and have more restrictive membership criteria, such as high net worth or an institutional affiliation.The second type is a Real Estate Investment Trust (REIT).

I'd focus on 150,000 sq ft and up deals so you get the densities you need. we just proposed 84 units on a lot that is 4500 square feet in Columbus Ohio with reduction in parking from 111 cars to 0 and we will lease off site parking. shift parking off site to save money on garages or push it into public garages. if the numbers work build structured parking which most the time they do it just depends on the deal size. if you want to sell to institutional investors you need at least 100 units in my opinion but the sweet spot is like 150+. in downtown columbus our market you can get about downtown unlimited height land for 1.5 million an acre.

I imagine it would probably be a royal PITA to drag everything you might need up there!

Real property exempted under division (A)(3) of this section may be made available by the church on a limited basis to charitable and educational institutions if the property is not leased or otherwise made available with a view to profit.

I personally think there is a sweet spot of deals in the $2m - 8 or 9 mil range where institutional people shy away as it's not big enough and it weeds out a lot of other smaller investors. 

Pittsburgh is home to more than 60 higher education institutions with thousands of students and faculty.

The squatters institute a dynamic that you cannot accurately budget for, so I would be very, very conservative with any offers. 

From what I was told by a Chase lender, most institutions use the same underwriters, who implement this 2 year requirement.I understand that private lending could be an option, however, I'm not sure who would lend to me with favorable terms based on my lack of real estate experience.