If I'm a criminal for transferring deed without asking for the banks permission, then all these banks are 1000x as criminal because they sell our mortgages in the secondary market all the time without notifying us.

If you are in an LLC and looking for better rates and longer amortization terms, I recommend networking with local and community banks. 

there is no bank, no mortgage, and therefore no due on sale clause.if there is a mortgage in place, and you take the payments over, this is typically referred to as subject-to or sub2 and is much higher risk for everyone involved.

Flipping is just using a banks money instead of a customers money for us. 

When you draw from the equity, you are "borrowing" it from the bank and have to pay interest.If you borrow against the equity at 7% interest and then loan it out at 15% interest, you are earning a positive 8%. 

Too many investors waste money on general handymen trying to fix everything, only to end up hiring a specialist later anyway.6.Each property should have its own bank account.

So does anyone have any guidance and ideas or know any banks that do rehab loans were all the money including labor is upfront and then we pay a monthly?

Each program is a little different so it just depends on your situation and income.They are quick and easy though once you get your certificate you can work with any Bank or Lender that is approved to use those DPA's.

Most land bank properties, Detroit or Wayne County, are trainwrecks and cost more to rehab than they are worth - unless the market keeps improving.Be careful on the next one, but keep improving Detroit!

Banks, Credit Unions, direct lenders, portfolio..pretty much the full mix of of lenders any of us would use.They all said the same thing.