Private money or HML are your best options for funding a rehab deal like this.
You could try checking with your friends or relatives who may be willing to fund you. Just curious why you cant approach a bank though. Good luck!
Looks like the construction budget would be a big number to figure out.
Most HML have loan minimums right around that 50k to 75k mark
but you can get a loan at about 90% Loan to Cost
but you should also be prepared to show reserves on top of the 10%