Then on top of that you have cash reserves required by the bank (typically few months of mortgage payments cash).1k isn't a lot to someone making 200k for example, it's probably worth their time to pay that and do what they're already doing.

If I did that, I could buy 3-4 properties, but then I would most likely be over leveraged with my HELOC loan and conventional loanOrJust Buy the property outright (50-60k) and then try to refinance with a bank to free up money back on my HELOC.Thoughts?.

Give the seller some cash upfront (down payment)  to make the deal attractive.The investor wins by getting better terms from the owner than could be obtained from a hard money lender.The owner wins by getting a better rate of return on their money than if they got the cash upfront and put everything in the bank.

I tried getting my bank to run 30 amort also.

The first three local banks I spoke to either only finance based on purchase and renovation cost or have a 2 year seasoning requirement to refinance on appraisal.Does anyone have a recommendation for a specific credit union or bank that refinances commercial loans based on ARV off the bat, or with a 6 month seasoning?

Going thru a bank/hard money lender to buy a dog to fix up imo is TOO EASY to do, Challenge yourself!

Think $400k, and you'll need to get a community bank on board with 75% leverage (which is actually aggressive for most community banks), and 25 year amortization.

You should view your risks from the standpoint of a bank. 

The houses have a retail market value of approx 55-65k.I have offered them up to 45k which is my best offer with a bank financing scenario and they are uninterested.  

I don't even remove my listing from online until I have a signed lease, and their funds have cleared my bank account.