There are, non-bank, investment property lenders that will lend to you based on the property's income (long-term rental loan) or your experience for fix & flip / rehabs.

Venmo allows you to use a bank account or debit card for free (they'd charge 3% fee if using a credit card). 

Through bank, they dont accept seller financing on the other portion.

A local bank offers a 10% down with no PMI and they don't say it needs to be owner occupy but nothing about using it as an income property?

After you form it at the state agency you’ll need to get an EIN number from the IRS (you can do this online at IRS.gov) to be able to open and bank account.

Account Closed is correct buyers or loan officers/banking institutions will typically order/pay for the environmental reporting due to it being a tool for them should their be any liability or issues with the property. 

However the particular properties we are looking to start with are under 50k and neither banks or investors want to deal with them.

@AJ Dhillon I’m not as familiar with Canada but in the states I can get financing with local banks either through their commercial division or a portfolio loan that they don’t plan to sell off even without a w-2 job.

I've read a bit about notes being due by banks because of breaking the due-on-sale clause.

SBA does not lend directly they only lend through approved banks and for real estate purchases SBA requires the loan to be provided only where the building will be at least 51% occupied by the "business" getting the loan.