funding question--down payment $$ for investing

[Maureen Healy]

Hi everyone. I have two successful flips under my belt, and I'm very interested in branching out into wholesaling and lease optioning in my local area (Portland, OR and suburbs). I established an LLC for my biz about 1 1/2 years ago, and have worked hard to create a good business credit profile with Dun & Bradstreet, so that my REI biz is completely separate from my personal credit (which is in the very good range for credit scores). I'm ready for my next deal, but I only have a small amount of $$ (under $5K), so not enough for a down payment for a private $ loan. Prices in my area are going higher and higher, so to get into a deal, I need at least $40-$50K. I don't have any retirement accounts or rich friends/relatives to borrow from. Any ideas?! As far as I am aware, there are no mortgage lenders or private money people who will lend with less than 20% down, or 15% down but you have to have a large chunk of $$ in reserves. Thanks in advance if you have any suggestions!