Obviously a different market, but institutional RE tends to follow a pref, then 80/20--sometimes with a GP catch up, sometimes with a second higher carry split after a certain return threshold, etc.

Dealing with institutional insured lenders can be hazardous for someone who thinks they are being creative.

As a result, many will invest in real estate either using a Solo 401k or an IRA LLC instead.Following are the similarities and differences between the solo 401k and the self-directed IRA.The Self-Directed IRA and Solo 401k Similarities Both were created by congress for individuals to save for retirement;Both may be invested in alternative investments such as real estate, precious metals tax liens, promissory notes, private company shares, and stocks and mutual funds, to name a few;Both allow for Roth contributions;Both are subject to prohibited transaction rules;Both are subject to federal taxes at time of distribution;Both allow for checkbook control for placing alternative investments;Both may be invested in annuities;Both are protected from creditors;Both allow for nondeductible contributions; andBoth are prohibited from investing in assets listed under I.R.C. 408(m).The Self-Directed IRA and Solo 401k DifferencesIn order to open a solo 401k, self-employment, whether on a part-time or full-time basis, is required;To open a self-directed IRA, self-employment income is not required;In order to gain IRA checkbook control over the self-directed IRA funds, a limited liability company (IRA LLC) must be utilized;The solo 401k allows for checkbook control from the onset;The solo 401k allows for personal loan known as a solo 401k loan;It is prohibited to borrow from your IRA;The Solo 401k may be invested in life insurance;The self-directed IRA may not be invested in life insurance;The solo 401k allow for high contribution amounts (for 2016, the solo 401k contribution limit is $53,000, whereas the self-directed IRA contribution limit is $5,500);The solo 401k business owner can serve as trustee of the solo 401k;The self-directed IRA participant/owner may not serve as trustee or custodian of her IRA; instead, a trust company or bank institution is required;When distributions commence from the solo 401k a mandatory 20% of federal taxes must be withheld from each distribution and submitted electronically to the IRS by the 15th of the month following the date of each distribution;Rollovers and/or transfers from IRAs or qualified plans (e.g., former employer 401k) to a solo 401k are not reported on Form 5498, but rather on Form 5500-EZ, but only if the air market value of the solo 401k exceeds $250K as of the end of the plan year (generally 12/31);When funds are rolled over or transferred from an IRA or 401k to a self-directed IRA, the amount deposited into the self-directed IRA is reported on Form 5498 by the receiving self-directed IRA custodian by May of the year following the rollover/transfer.Rollovers (provided the 60 day rollover window is satisfied) from an IRA to a Solo 401k or self-directed IRA are reported on lines 15a and 15b of Form 1040;Pre-tax IRA contributions on reported on line 32 of Form 1040;Pre-tax solo 401k contributions are reported on line 28 of Form 1040;Roth solo 401k funds are subject to RMDs;A Roth 401k may be transferred to a Roth IRA (Note that from a planning perspective, it may be advantageous to transfer Roth Solo 401k funds to a Roth IRA before turning age 70 ½ in order to escape the Roth RMD requirement applicable to Roth 401k contributions including Roth Solo 401k contributions and earnings.)

The exception to never is from an insured institutional lender, that's because a title company can insure over their holding period due to coverage and regulatory requirements on that institution. 

What we're seeing on most of our projects, once again we work primarily with private lenders, family offices, institutional investors, etc., is that nowadays most companies are lending in the 60-70% range with in between 6-8% interest rates.

The only reason I can think of that you will need the application is if you eventually sell the note to an institutional investor.

http://www.floridarealestateinstitute.com/courses....Florida Real Estate Institute, main office is in OP, Orange Park just outside the Jacksonville's county line. 

They are hands-off, institutional grade real estate investments, and they allow you the option to diversify.

You then can be the manager of the LLC and operate the investments directly out of the LLC bank account you will setup at the institution of your choosing.

If your looking at purchasing in South Sioux Falls (Lincoln County), and want title insurance, First Dakota Title I believe is the only game in town.As far as the seasoning, I don't think you would have a problem refinancing at any time after the repairs have been completed, so long as the institution offers portfolio loans on those types of property's. 80% of appraised value is pretty typical when getting cash out.Good luck!