If you're working with a banking institution, then they might be only offering you "portfolio products," meaning it's their own loan product and they determine all the details, guidelines, and requirements for their own loan program. 

And I have a couple of contacts on the institutional side in NNN (operators of REIT funds) who are dead stopped on the acquisition side and said they aren't doing QSR til they see how the market shakes out and thought I would be crazy to go forward on it. 

I try to avoid lending institutions whenever possible as they are so inflexible.Good luck

We primarily use DSTs to transfer the client's debt and equity and alternative investments when the investor doesn't mind selling, paying the taxes, and investing in a passive institutional real estate fund (Not REITs, these syndications make investors partial owners in these properties).One of the funds we do a lot with is an oil and gas mineral rights royalty fund - The investor literally becomes a partial owner of the real estate under the well and receives monthly cash distributions that range from 10-30% when oil is high. 

First Republic Bank has fantastic rates on investment homes if you can move money into their institution, otherwise you may need to go alternative financing which would put your rate in the high 4's with 1 point based on LTV and whether or not the property cash-flows.  

As with any form of mortgage agreement and legally binding real estate contract, it’s important to do your research, and consult with a qualified professional upfront.Let’s look at the most common types of seller financing arrangements:Land contracts: A land contract is an agreement to purchase a piece of real estate that involves buyers borrowing money from the real estate owner until the purchase price is paid in full, rather than from a bank, credit union or financial institution.

It depends on your credit, the quality of the property, the length of the loan term, the type of debt you use and the institution you borrow from.

You just have to keep talking to the right commercial, portfolio or community investment bankers or whatever lender at the institutions I mentioned.Tom, you even used my golden goose analogy that I use all the time. 

I come from a more institutional level background (most of my career has been selling land to the national homebuilders), so I understand the mentality and how the larger companies like AmericanHomes4Rent, Invitation Homes, et al function.

I know institutional buyers are buying a good volume here but seems that getting one deal done should be do able.Thanks.