@Randy Wilson I have been told by a few lending institutions that 25% down is standard in CT for investment properties.

@Karthik Ramachandran Highly improbable unless you have a really really good track record with a lending institution.

I don't have to compete with institutional money which buys the 100-unit plus and it's too big for the smaller guys.Most of these apartment buildings are in Cincinnati, Ohio.Hope that answers your questions. :)

If these properties are bid up by institutional investors then I don't see the rental market softening much because it will keep the prices up and supply down. 

It may be that the big time institutional investors (who are SUPER leveraged) are the ones that will be left holding the proverbial bag.

I know its not a pressing problem to everyone, but when we're buying larger lists ( and associated costs) , I'd like to know how you all are managing it and/or what processes have you instituted to manage it? 

Smaller institutions are more likely to have mortgages that don't meet the federal guidelines.

We’d like the protection an LLC provides but know that financial institutions are unlikely lend to a LLC.  

This would likely be loan types such as: fannie/ freddie, FHA, VA (if you're a vet), banking institutions/ credit unions... these will give you the best rates and terms. but you'll likely need to qualify with personal income one way or another. if not a consumer loan, it opens up another world... but then you CANNOT live in it (usually a hard line in the sand).

And Jax has a LOT of rehab deals that the owner occupier market and institutional investors have passed up.