What will be more helpful is to mention those lenders that you are having good experiences with history of projects associated with the lending.  

But it will be a complete gut job, and in the end, based on the neighborhood it is in, would only sell for about $40-50k max.

The new bathroom will be constructed within the existing structure, and while electrical wiring might be needed, plumbing installation is definite.

The 1K a month (12K annual) will be reinvested into the property to minimize taxable gains in total portfolio and increase the value of the property.

I have a Vacant Lot zoned Mixed Use in the Cape that I don't know who will buy it, we've only worked with single residential home builders until now.

if its vacant and your getting 3 to 4 showings a week which is huge its price or the condition of the property ( condition beat up rental) Price to high given the condition.. has nothing to do with RE agent etc etc.. its a combo of those two things i.. its always those two things.. unless you bought  in a very bad part of town full of rentals .. that could also be an issue .. and if you did then your only out is to rent it and sell for what an investor will give you based on its income and what they are willing to pay for a given income. 

Never heard of a place that will only sell to you if your licensed, 

Any advice or PM will be appreciated.

This duplex is in a very desirable neighborhood so it will make conservatively 600-$1000 each month in positive cash flow.

Banks like Wells will open one for the master llc but not the cells, so that won't work.I know the larger institutions typically shy away but I'm sure there are others in town willing to do it.