My suggestion would be a mortgage broker or bigger institution that has a set of guidelines that are a bit more defined.

FHLB 5 or 10 year notes plus typical bank spread (1.75--2.50) would be a good proxy for cost of capital if you aren't an institutional player.

@David Goings- is  the lien holder a  person /  institution ?   

My lenders have a 5 unit minimum on portfolios but I have seen local institutions who do minimum of two.

What type of properties do you want to go after - 40 unit mom and pop owners for $4M or institutional grade assets for $50M?

Hey folks,I'm interested to hear the BP community's thoughts on whether we could be on the brink of a wage / price spiral in the U.S.A wage / price spiral occurs when wages increase (which is occurring), and those increased wages cause the prices of goods and services to increase (inflation, which is also occurring), and that increased inflation causes wages to increase more, and the cycle continues on and on until you're paying $100 for a loaf of bread.A bit more specifically, the theory is: increases in wages creates more discretionary money that people use to buy more goods and services (demand goes up), and this increased demand causes prices to go up (inflation increases), that increased inflation increases demand for higher wages (workers will only work jobs that pay enough to afford the costs of the inflated goods and services), and those higher wages increase the cost of production of goods and services, which increases the price of those goods and services (more inflation).I've seen a variety of opinions on this topic...Some people think we're already in a wage / price spiral, or that we're on the brink of one (for instance, see this Marketplace article: https://www.marketplace.org/20... )   ...others seem to take the perspective that a wage / price spiral is a "dangerous myth" (for instance, see this article from the libertarian-leaning Cato Institute: https://www.cato.org/commentar... )What we do know: the two main ingredients for a wage / price spiral (increasing wages and increasing inflation) are present. 

And I won't even discuss the fact that getting an institutional loan with no credit and no cash reserves is wishful thinking.

Any tips on where he should be looking to find the right institutional partner? 

Lending institution want to see reserve funds to cover at least 6 month mortgages. 

They are also much better with not prematurely calling/closing your HELOC before the initial draw periodConversely, there are institutions that will do HELOCs on your investment properties which might have higher margins( The interest charged above Wall St Prime Rate) and more restrictive terms.Definitely a great time to be looking at HELOCS so you can tap equity without affecting a fixed low rate mortgage.