So, my question: any ideas on a better banking/financing options?

The property is REO (Bank Owned), how will you know if the bank is motivated? 

I recently closed a wrap-loan with a local bank where I financed a home with a 3 year ARM on 20 year amortization and then sold the home as owner-finance with a 5 year ARM and 30 year amort.

I wanted to bank my full-time job income and live by my rental income.

Over the years I have eliminated any that are so arrogant that they believe they can use me as a bank at the beginning of the month to cover other bills.

On a related note, what PM lenders have you enjoyed working with?

Unlike others, I say have a team in place from contractors, lenders, or bank for a refi, management company.

Does anyone know a bank that offers interest-only HELOC on a rental property?

Payment is in your bank by the 1st or they can’t stay.

I have heard of some podcasts saying “the bank wouldn’t give me a loan so my parents took out the loan.”