I would also try local community banks or credit unions.

You should learn enough now to not a buy a bad property, but realize that your intentions with the first property may not (and will not) meet your financial goals.Have you talked with local credit unions? 

I recently inquired at my credit union and their HELOCs have a 20 year term.

The roof condition will make it difficult to get a traditional mortgage, whereas I have talked with some local credit unions who do a “desktop underwriting” value of the house when they run the numbers for a HELOC.  

WE DO NOT ACCEPT CREDIT UNION CHECKS.

I haven't done anything with NPN yet, because I know there is a lot to learn and a lot of people you need to get to know to find the good deals like relationships with banks and credit unions etc... but we will see how things play out.

I am in your same situation, already talked to the lawyer, this is done routinely, you can ask for permission (they will say no), some credit unions don't care the best option is to do it, they will advise you on the due on sale clause and you will have time to cure (at this point you can transfer back to you) the bank forgets about you, then you transfer back to LLC (u will not pay the note) worst case scenario after a few years you probably need to refi-cash out get a bank that doesn't care.

one I can specifically recall was the seller went and told the credit union she sold the property promptly got a letter from said credit union they were calling the loan.. the others don't recall specifics.agreed properly collateralized investors this is a good tool... like guns or pitt bulls in the wrong hands its a disaster.. and when people teach this its usually because the buyer does not have the money to buy any other way and looks at it as low down way to get into the deals and they have no credit to borrow money.. for well collateralized companies like yourself or us.. its great tool.. for seller highly risky in states that allow deficiency judgements.. would like to think the buyer will just deed it over but that's not been my expeirnce.my experience with these going badwere gurus teaching sandwhich lease options on sub too.. in our state that requires a full foreclosure to cure.. now you have a lessee int he house who is not paying.. you have your middle man who ran out of money can afford to forclose or make payments.. you have the seller usually figure it out when they are getting late notices and their credit is trashed..

I've heard rumor of it's existence but haven't had any luck finding one in real life (and I've called at least 15 banks & credit unions).

Just get a loan from a local credit union that doesn't have to abide by Fannie Mae requirements.