It is also true that the larger institutions (B of A, Wells, Etc.) typically will not release any inventory prior to it being given to an agent, but it does happen in very samll numbers.For other smaller institutions, it still requires an investor to be able to form a relationship with the person capable of delivering such inventory prior to agent marketing.

Looks like institutional money is moving into real estate investor territory:[http://myrentalportfolio.com/wp-content/uploads/2011/11/Morgan-Stanley-SF-Report-Oct-2011.pdf]This scares me!

I've never heard of any financial institution allowing 'and or assigns' on any contract, and they typically enforce the use of theirs, yes?

If you are interested in learning more about the granular breakdown of the "50% rule" you can check out the studies put out by The Institute of Real Estate Management or National Apartment Association.

Now, even after spending trillions of dollars, our major institutions are broke (still only in business due to funny money being pumped into them); many of our largest industries are broke (again being sustained by money printed out of thin air); Americans are over-extended; housing prices continue to plummet; layoffs are accelerating; and the government has just gone on the biggest spending spree in all of recorded history.

If you are really looking for advice, listen to them because they will not steer you wrong.BP has a great podcast where they interview a lender, who tells about how his lending institution reviews the property to determine if they will make the loan.

My option is you should set up a separate account at an institution that also has small business accounts.

I guess I'm not sure where to start/what organizations to approach for hard money loans - I'm guessing a smaller financial institution?  

If you are an accredited investor, you can buy into institutional grade $50-125M projects with as little as $100,000 and diversify.

What are my financial options and how do I pursue it i.e. crowdfunding, grants, investors, traditional financial institution( I understand this process), GAP funding or community housing development dept?