Down payment Guidance

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Hi I'm very new to this and I just got a thought I need cleared out for me. I learned to take loans out to rehab stressed houses but every lender I called say I need 20%-30% down payment. I don't just don't have that type of money.

If I take a 20k personal loan from a bank and pay the down payment, will still having to pay off such a big loan restrict me in the future to refinance after the first year to the 30 year plan?