I'd first see how big of a HELOC I can get, and start going to all sorts of banks looking for commercial loans, and maybe even a hard money lender to generate more.

You should keep in mind your bank/lender is looking at your property with a safety factor of some kind.

Decided to right the owner a letter explaining why I wanted to buy the building and the renovations I planned on doing.  

I definitely don't want to send a signed and notarized construction lien release to their lawyer without cash in my bank or subject to escrow.

Also would like to know about the bank negotiations.

I have some potential short sale opportunities from my lis pendens marketing but I am not an expert on negotiating these with the banks. please pm me if u can help. thanks

Because just because someone shows you a bank statement with proper funds, and they may fully intend to purchase real estate, but that doesn't mean they won't use you to run all over town inspecting houses with or without them, running comps, doing a whole BPO and then either going directly to the listing agent, bank or owner cutting you out of the deal.

Let me explain my story.

try to get money without a bank .

My friend Mike bought three different buildings on two different transactions where he wrote the contract to state 80% bank financing with the owners taking a 20% note back.