Maybe ask if they have any banks they’d suggest you talk to.

Also, you may get away with that in Red Bank, and being pet free can make sense in an apartment anyway, but in many markets and SFH you cut your own throat with that policy.

I can provide bank statements (both in the US and Internationally), proof of pay from Foreign company, and have a high credit score. 

I initially tried to get the owner to be the bank, but they need to cash out so they can use the money for another project they are working on.

We use private funding to pay cash for properties and then refi out (BRRRR) into bank financing.

If anything happens to the property, it is the lien holders loss...title transferred, but there is still a lien...this is a very problematic situation.

For the past 9 months or so, she has just sends me rent through Zelle with our banks.

I'm told that there are some banks that will fund 75% based on the after repair ARV.  75% of 1.2mil is $900k

However, I've called a range of lenders (banks), small and large, and so far none of them are willing to issue a HELOC for non owner occupied investment properties. 

For the school issue, I've been told before by the Olympia School District that they do allow a limited number of student transfers from neighboring school districts, but they admit that there are always more transfer applicants than they can approve.