This buyer is less restrictive than most of the institutional buyers in terms of buy box.  2/1's are ok, older homes are ok, occupied or not. 

It's true...no institutional lender that I know of will do a no-money down investment deal.

Hi Russell, There plenty of other opportunities elsewhere, my clients are involved in institutional grade properties across the country.

The 150 unit plus space is full of family offices, institutional money and experienced syndicators. 

A building with a couple of apartments and a nice commercial storefront is often a bit cheaper since the pure residential and pure commercial guys are both not going to touch it and it's too small for the institutional investors to pursue it. 

we purchase many mortgage notes, although all are on commercial property, but there are many others on BP that purchase residential owner occupied notes and can probably guide you as to how to approach the lending institution holding the note. 

Being in the commercial lending arena for many years, I have not seen a financial institution do a loan where the seller second was used to satisfy the entire down payment required.

You have local lenders, bridge lenders, agency lenders, conduit lenders, etcLocal LendersLocal lenders are your savings and loan institutions and your local/regional banks.

A private money lender is one who lends non institutional money, consisting of either his own funds or funds to which he has the decision making authority and signature authority to lend.A private money broker is one who acts as an agent for either the borrower or lender in transacting a non institutional loan.A hard money loan is a type of private money loan that is totally or primarily based on the value of the collateral asset and experience of the borrower; the borrower's credit play none or only a minor role in the decision lender's decision making process.These loans almost always carry higher interest rate and fees, and are for shorter terms than institutional loans.FurtherAll loans made for a personal purpose that are secured by real property are subject to the SAFE act and as a result require that they be originated by a licensed mortgage originator.Loans made for commercial purposes - which may include houses being purchased or re financed by investors, or someone using that money for investment purposes, are not regulated by the SAFE act.

You should also review the past 12 months or more of the HOA meeting minutes, both regular and annual, to see how they are conducting business and what items are "on their radar".If Condos are something you are interested in, I suggest you check with the Community Association Institute to see if they have a local chapter.