I know of the traditional routes of going through a bank but I don't believe that is the best option, so I know there are private and hard money lenders but how do I go about finding them and presenting potential deals?

Biggest waste of money for the consumer in the banking industry.

It's 100% free and you can walk your tenants through setting up recurring payments that hit your bank account on the 1st of each month.

Does anyone have any recommendations for a Bank they like using for commercial loans in Central Florida Orlando/Brevard County area?

First deed of trust mean the sellers note is in first position which means you’ll need all the other cash or the seller finances all of it since no bank will be in second position 

However, I'm running into difficulty finding banks that will do HELOC's on investment properties. 

Or get a personal line of credit at your bank?

Is this as simple as providing a bank statement from the hard money lender?

Example:  you purchase the property for $400k with 80% loan to the value/ purchase price. so the loan is $320k and the 80k is the down payment you had to put as the remaining 20%.After 2 years the  house is gone up in value to $500k, now you can go to different bank and ask them to give you 80% of the new value of $500k. 80% of 500k is $400k. so the new Bank say yes to refinancing the existing loan to new loan of $400k.  

My local banks amortize commercial loans over 15 years, not 30, and that makes a big difference.