The bank will lend you (depending on the bank) 70-90% loan to value.

I would also get on the phone with a lot of the local and regional community banks to start running the deal by them for financing. 

I would then take out a HELOC to leverage the equity she has built up over the years (current value of the home is about $800k) for a down payment on an investment property or two.I was recently advised that putting the house in a trust, rather than adding my name to the deed, and putting myself as a beneficiary would be smart for estate planning purposes and give me access to commercial loan options as well as residential.However, I want to know if there is a major difference between the amount I would qualify for on the HELOC if I were to apply as a Trust or as an individual.I would assume either way the bank would be looking at my income to debt ratio and make a judgment that way.I appreciate the feedback!

Only 20-25% of the population for investment properties qualify for a conventional bank type loan and it is no big deal. 

[Once the world says "peace, peace", won't banks (suspiciously) find reasons to increase rates?] 

I anticipate refinancing with our bank after 6 months.

Bank asked for 20% down plus fee's.  

I'm curious about selling a property I own outright "on a note"  IE- keeping banks out of it and selling with 100% owner financing. 

I know there are FHA guidelines that limit the ratio of rentals vs homeowners, but if that is the case you would just get a small bank to make the loan using a commercial loan with your LLC, there are a good number of them that will do a BRRR for you. 

You can help her understand the bank says to underwrite a deal, or things like mortgage terms or what not.