But do banks sometimes change their minds and choose to sell and start with super low bids?

Also, any recommendations on reputable lenders in either area would be very helpful!

When we buy a new property we give any month to month tenants the option to sign our new lease or to lease (and they get the correct amount of time-based on what state it is in if they choose to leave.

In that case I would choose the HELOC with the stipulation that the reno will increase rents high enough for the extra income to pay off the HELOC within 2 years time.

That will help you choose a market as well.How much of a down payment do you want to make?

You choose your own GC which needs to be approved and repairs are done after closing.

To add onto @Caleb Coats, if you choose to go this route, use an online savings route.

Its all in how you choose to structure the deal.   

The vendor function is to keep track of bills to pay.When I'm just entering in checkbook transactions or credit card transactions, I'll put the name in, but then choose the option that is "Quick Add" or whatever it's called, which just adds the vendor name, but nothing else. 

We hooked up with a local reputable realtor who has guided us through the whole process as newbies.