The banks are steering me to do commercial (higher interest).

I wouldn't' bank on Sears.

For example when a banks sells their inventory of foreclosed properties they hire a Realtor, not a wholesaler. 

Do any banks offer this?

this is about right. maybe a tad high for VA (.25%) but if this is a duplex it's likely the rate is higher Using a bank or a broker?

I would recommend building up at least a 720 or 750 or 800 FICO for freeas soon as possible so that you can open the most financing doorsanytime during this project and beyond.Another option if you are bootstrapping is to use bank bonusesto get free cash and start a LLC to build business creditthat can help you get much higher limitsat places like Lowe's, Home Depot, etc.Google any of the following for free help:Bank/Credit Card Cash BonusesCreditBoards business creditCreditKarma free credit reportsHome Depot/Lowe's business credit card

If I only I knew what the heck I was doing....Nonetheless,  I am being offered a $0 down mortgage - rather aggressively by my bank.  

You don't have to use bank mortgage boilerplate.Best advice is consult an attorney in doing anything creative.

Hello BP,Had a question if you use HML to buy a flip in your LLC, and decide to keep if for yourself later, can you buy from yoIr LLC with traditional bank loan?

I talked to one broker and 1 bank so far and they both feel there is going to be a problem finding comps to give me the financing for it.