For the right deal in your experiences would a bank be subject not to loan me money on it?

I would avoid borrowing too much money at the beginning.

If it's a multi-family unit, even a townhome, or something that even looks like multi-family you may need to invest some money in updating the unit.

Bet you any amount of money...The problems are:- Do they want half down?

Hard money?

You can often times save money and create a much better product than you would have had if you would have purchased it for a premium.

Especially for a rental, unless there’s structural signs of major shifting or an engineering report on recent changes to the foundation I question if you really need to spend money on that.  

That will make the purchase void and tie up your money for nothing. 

I've been in Mortgage's for 25 years and have lots of money sources for flipping, investments and hard money.

The idea that you can build wealth without putting any money into it is a recipe for disaster and the sales pitch of gurus trying to steal your money.