Once your in then you do what's needed in order to refinance with a bank for better terms and rates. 

Our LLC has a small business bank account: so, just pay them an hourly rate from the bank account?

The deals we have done before are conventional way through realtor, banks and title company. 

Why would someone privately loan a stranger they do not know a loan at below what a bank would loan that same stranger.

I'm also hitting the 2% rule with $800 rent and feel I have room to raise it as I am on the lower end in the area.Since I bought my first condo with cash I was able to leverage that equity with a HELOC (5/3 Bank), they appraised my property at $58k and gave me $37,500 (65% LTV).

I'm also hitting the 2% rule with $800 rent and feel I have room to raise it as I am on the lower end in the area.Since I bought my first condo with cash I was able to leverage that equity with a HELOC (5/3 Bank), they appraised my property at $58k and gave me $37,500 (65% LTV).

Any advise on bank-owned properties below 10k.

One of the bank records had a different name.

Ask them to get a current payoff from the bank to see how much that would be.

@William Lewis you're correct that closing costs on HELOC is much lower, usually just an application fee along with an annual fee (some banks will make you pay for the appraisal as well).