Bank asked for 20% down plus fee's.  

I'm curious about selling a property I own outright "on a note"  IE- keeping banks out of it and selling with 100% owner financing. 

I know there are FHA guidelines that limit the ratio of rentals vs homeowners, but if that is the case you would just get a small bank to make the loan using a commercial loan with your LLC, there are a good number of them that will do a BRRR for you. 

You can help her understand the bank says to underwrite a deal, or things like mortgage terms or what not.

Found biggerpockets on youtube as I was watching videos about Velocity banking.

Or, does anybody know any bank that would be more flexible than Wells Fargo in terms of giving this kind of loan.

Is it a large bank, a commercial lender, a small bank, an individual?

They look at the property income to debt, equity in the property, and my LLC bank statements.

There are banks/lenders for properties under $50k but they may take some digging to find.You can also bundle the two properties together and cash-out with a commercial/portfolio loan.

Or work with smaller banks that might be more flexible.