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Borrowing money won't be as easy in the 1990s as it was in the 1980s. Even without tough, new rules governing savings and loans (S&Ls), lenders will be slower to lend money for real estate development, especially where risk seems high. More than ever, lenders will want borrowers who are on solid financial ground, borrowers who can demonstrate consistent performance. They'll probably want more equity participation from the borrower too. Not all institutions will be willing—or able—to lend for all purposes. That's largely the result of the billions of dollars in bad loans that plagued lenders in the 1980s. These bad loans led to the closing or consolidation of hundreds of S&Ls. For instance, acquisition and development money will be harder