I know you can use private lenders like family and friends, but when it comes to getting loans from hard money lenders or banks, is it possible?

I've been set up with an agent through my bank.

If so, what happens when a due on sales clause is initiated by the bank?

Save for 7-8 months and get my 20% down of 10k on it and go to a bank which isn't my favorite option or maybe since I was reading on here that life insurance company's have a very low interest rate and like to invest in multi family buildings that would be another good option.

Conventional loans are offered by nearly every bank and sometimes they are the only loans a bank may offer....but there are other loan types.  

@Mark Johnson, there is a lot going on here and I cannot explain it all quickly so this is the condensed version. 

Hi,I'm looking for banks that allows to buy an investment property through a HELOC.

If you look at the way the courts explain an as is clause, the effect of such a clause is to shift the burden regarding  mistake or defect to the accepting party.

A HELOC will require you to call around to a lot of banks.  

In general smaller local banks and credit unions are more likely to do manual underwriting than big national banks.