A bank is going to look at appraised value. 

I'd say the bank.

Is this legal to have a family member buy your properties.Also... my Dad would also be "the bank" for the purchase of 2 duplexes-- let's say.

I am interested to move forward with a HELOC offer from my local Bank here.

I've been using the rental income to update the property so I'm also not banking anything at this time so a good refi will be very important for my potential next deal.

Another reason I like apartment complexes any vacancy does not usually hurt you like it would in a residential multifamily place would.Some Private Lenders will also lend to you including any repairs but I understand the importance of using a Bank to get a "house hacking" loan and its low down payment.. 

I'll just create it on my own and inform the bank I guess on the day of closing?

Once I receive title do I just walk into a Bank of America branch with the title and ask how much it owes and write a check?  

Ask the title company to do their standard title insurance work for both buyer and seller.4) Do the due diligence on the property and allow the bank to do their underwriting process.5) Schedule the closing, wire the money, and sign all of the documents to transfer ownership.Is there anything that I'm missing or have left out?

Maybe ask if they have any banks they’d suggest you talk to.