For example in many jurisdictions I can STR units in a duplex but cannot STR an ADU (some jurisdictions will let you STR if you owner occupy).

Personally I have not had much luck with seller financing when there are agents involved - most don’t understand it and think it just makes the deal more complicated.Did you check with your bank to see if they will mind you having a second loan on the property?

Look at my post here : Property Management Banking (biggerpockets.com)Let me know if anyone has experience using especially their banking.

Any suggestions on how to cut to the chase with the bank?

You're spot on with how private money lending offers speed and flexibility compared to traditional banks.

I have a family investor that I will borrow from for the down payment, then finance the rest from the bank.

or are they just bank foreclosures?

Quote from @Nicholas Dillon: Basic math on a napkin.When you cash out the equity, you borrow it from the bank.

I tried getting heloc from my large bank, However I was denied due to my income. if you can't get the credit lines for some reason from your bank then they have resources for that, even their own cpa you can use for a fee.

Be prepared with bank statements, leases, and operating agreements.Next StepsTiming: Wait until after January 19, 2025, to refinance and transfer ownership to avoid violating FHA rules.Consult Professionals: Speak with your lender, a tax advisor, and an attorney to confirm the implications of refinancing and transferring title.Prepare Documentation: Have your property appraised, ensure leases are up to date, and organize financial documents for your LLC.You’re on the right track with your plan, and a few strategic steps now can help you maximize the benefits of refinancing while avoiding complications.