Do banks offer ltv upfront?

[Bab Adetiba]

I bought a buy and hold property for $12,000 (appraised at $25,000) and it needs a $45,000 rehab and I project arv to be $90,000-95,000. I’ve approached a few local banks and they’ve all offered 85% ltc then after 12 months 85% refi. none offer ltv upfront. I recall hearing a podcast where someone suggested this strategy. Also, the banks claim Some banks do but never name them. Have you ever received a loan to value upfront? Why would a bank care how long I’ve owned this property? Thanks