My thought is if I buy it outright and I get a renter, wouldn't I just refi. from a bank  and get all my money back for my HELOC.  

From an accounting perspective it seems to be working ok, but is there any reason to have one bank account per property?

How many times people say they don't trust bank accounts.

"Assignment" is just a legal term for transferring your rights in a contract to another party.

Specifically hows the financing, how do they appraise after the '"rehab," and do banks lend about 70% of the ARV as they do on residential properties?

I wonder if I want to transfer the property I am buying under personal loan to LLC.

I wonder if I want to transfer the property I am buying under personal loan to LLC.

I can tell you from an underwriting perspective though, banks are now looking very heavily into when you bought the home, did you buy owner occupied, did you move out early, and refuse you on even a Fannie/Freddie loan if you are trying to buy another owner occupied ahead of twelve months. 

Some investors bank on the value of a property going up if there's development aka gentrification going on near the property but that's still very risky.

Also, re Zoning officer telling you prices will start going up, I wouldn't take that advice to the bank just yet.