Let's assume I only have access to bank lending (please don't give suggestions saying I should find people willing to invest, I'd like to stick to a bank for now). 

The banks won't refi my property will they?

Almost no bank will lend on it, so the buyer needs to purchase in cash or have the seller carry.

I currently bank with a credit union, is that a good option to apply for a mortgage loan or should I branch out?

We only want to use banks that use that rental income IMMEDIATELY.  

I have provided a lot of this financing for 401k folks over the years.. but its a niche for sure.. and they are not bank rates for sure as well.

(I've tried two property managers, but have fired both because of poor performance...I have one for my out of town property & he is amazing)Option 2) Use commercial bank financing through my local bank to continue making acquisitions of SFRs to grow the portfolio.  

Local regional banks and credit unions are the best place to look for HELOCs, not mortgage companies or brokers. 

Ok guys I need some insight before I go insane ..On my personal  residence I recently did a construction loan for a large addition and had a lot of work done .the contractor has been paid through the bank on five different draws according to what he’s done he’s a small outfit so we’ve been very lenient and the inspector from the bank seem to be as well because he ( contractor) would not always complete the work in the draw outline .

I've come across a couple of banks selling foreclosed properties through quitclaim deeds and am looking for advice on how I should proceed as this would be my first time dealing with this kind of purchase arrangement.