Have you talked to a lending institution?

Kingsley - In my opinion, you should develop and look for both institutional as well as private lenders.  

Does it seem that the listings that are cutting prices quickest are these institutional buyers? 

There is a reason smart money (institutions) are placing big bets on real estate.Cash flow is unpredictable, you could get a bad tenant who damages your property, you have to evict, eviction moratorium, major repairs, etc.Appreciation and cash flow have an inverse relationship.

You sell your first one then you have both capital to do 2 or 3 more and a track record with your financial institution.  .       

Also are private money-lenders regulated by the  government like other lending institutions?

The "acceptable" results for this ratio range from equal to or greater than 1.2, but it depends on the financial institution and type of property.I hope this helps!

No institutional lender that I know of is going to do 95% financing on an investment property. 20% to 25% is the norm. 

Since most real estate investors utilize these smaller institutions to purchase investment real estate; it is important that investors maintain their current relationships at these institutions, in addition to building new ones.Secondly, individuals and companies that regularly keep over $250k in their bank account will start diversifying their funds between a number of institutions; while also purchasing short-term treasuries.

Legitimate colleges and universities real estate departments or real estate institutes.