Again, think of the bank perspective, they are going to put out 500k and you're going to come up with what?

After getting a 2 year lease option, can i refinance with the bank and pay the seller a

I've seen a handful of bank or HUD owned properties where they had winterized by turning off the water and the electricity.

Which bank should I go to for a commercial Loan?

Especially if there is any real bank loan involved.

I reached out to local banks and credit unions for a HELOC to finance another purchase and was told I can only get 65% LTV. 

Banks will typically lend from 65% - 80% of the property's value (LTV).

For now, the tenants need to know, on the day of close, where to mail their rent (or update their auto-pay), how to make out the check (matches the new bank account) and who will be the property manager, with the contact phone numbers of the property management office or person.

You need to find a bank that does income loans

I'm still 'in process' with two banks.