Too much of it depends on what the institutional guys are doing around here.I missed my $200k income goal this year.

As in if you don't get the loan you expect you aren't getting your deposit back.Do other states and institutions have different forms where you would have to say that you are bringing cash to the table?

Some institutions are great to work with.

Are you actually employed by an institutional lender of some sort, or is this more of a matchmaking role?

Some institutions won't even accept certain money orders for deposit...

Generally, financial institutions would want to view a business plan if you were planning to obtain some sort of financing to display a "future thought process" for planning and experience prior to them lending you funds.

Institutional investors operate differently, but they still do a pass-through.

Instead of getting institutional financing, get seller financing.

Probably half are going to foreign investors and institutional buyers.I saw the actual sold price on a significant number of those are just a small amount over my offer.

Their rates are higher than local lenders, they don't know the market, and they require extensive processes similar to institutional lenders.