I certainly can't speak for all banks, but if you insist on going small loan commercial you're likely to find the best bet at the smallest banks you can find. maybe a credit union.

What are the implications on a sellers credit of doing Deed in lieu?

The LLC has no credit or anything, so when refinancing, how will the lender use any data to determine if i'm eligible for a loan on the property? 

You can ask for seller credit or lender credit if possible. 

It's old (1920's), needs some work and is in a relatively crappy (but not dangerous) neighborhood.Anyway, I (STUPIDLY) rented to two guys with less than great credit thinking that they would be working all the time and be able to take care of maintenance issues on their own (in the lease).

@Immanuel Sibero and @Kevin Bibelhausen it is very difficult to find a bank that writes Lines of Credit on investment properties in Texas. 

The local credit unions have told me they need at least 20% down and rates are like 5.8 or 5.9%.

Here's my situation: I want to buy an investment property at 20% down (which would be $10k-11k).I can get a loan for the down payment (talked with a credit union already).

Even a credit card company gives me 20 days. 

If you're a fan of local Credit Unions, Amplify CU is great!