The best rentals (for passive cash flow) are typically in B/B+ neighborhoods (good demand, low tenant turnover, but not such high PITI that you lose all your rental income to the bank). 

Union Bank but only 50% LTV

in addition I'm in the process of financing a 4 family (on the personal banking side) better terms and conditions.

Safe Credit Union, US Bank, El Dorado Savings, Golden Pacific Bank.

@Kevin Phu set up a separate bank account with a bank that has online banking.  

Either bank financing or Hard Money.

I am finding that the banks will only lend to me if the property is owner occupied.

The HELOC gives you lots of flexibility without rushing you into a deal (every second your money sits in the bank, you're losing ROI).I have a $110k HELOC that I keep in reserve for when my liquid cash runs dry.  

Namely, the person who is being foreclosed on gave up ownership of the house several years ago via quitclaim to another person that does not appear to be a family member.I'm assuming this triggered the due on sale clause for the bank, even though that took years to actually occur.

I failed the state portion my first try :(...