This poperty in south Jersey looks to be listed as a bank approved short sale at $135k.

She has no involvement in financing so in the eyes of the bank, she's never had a mortgage. 

I would love that bank

Hey Manuel,Sounds like a nice W-2 job that banks will love to lend to....

Because once you have down money, doesn't mean you'll be able to get a bank loan (ask me how I know - that's a whole other problem many investors deal with). 

My areas of experience include: Historic tax creditsHistoric renovationPermitting, building code, etc.Finance, funding projects, bank loansFundraising, structuring projectsProperty management and maintenance (using technology)Urban developmentFeel free to connect with me directly if I can help you!

Loans do tend not to happen by accident under tax law - the courts like to see notes, collateral, and a list of other "bank-like" arrangements for a vague transaction to be viewed as a loan.Contribution via a personal credit card buying something for the IRA.....muddies things up a bit. 

From there the bank appraises it and says it is worth the $450,000 so I can refinance it to 80% of the appraised value (80% is what my bank will refinance at).

Banks are not in the business of rocking the boat on performing notes and get that you are transferring it into your LLC or business for AP purposes and you own the company.

If that thing is highly unlikely to pass any kind of inspection or appraisal for standard/traditional bank financing, then who is going to buy it?