Rapid Growth causing lending bottleneck

[Shane Lamb]

Hey , New to Bigger Pockets here. I have been in real-estate for 15+ years now . These past 5 years i have been focusing on adaptive reuse multifamily in rural communities in the Midwest . That niche of the market has done well for me in our growth. Its done so well that we have found new problems that we have not run into before. Right now we acquire a property , leverage it for the repairs and create value at the end of the project.  An example we acquire an old rural school building and remodel it into 20 units. Or we acquire a rural hospital and convert it into 85 apartment units. We have roughly 300 apartment units worth of work each year scattered around 10-14 new properties. Right now our biggest issue is the local banks and there liquidity . Most single banks have the ability to loan out 1-1.5M and that's about it, a few can get to 3M but they normally cap out at that time. No large banks want to mess with scattered rural sites as there not near them and not there market. Right now if i had the banks with money available i could grow by 22.5M a year in assets. But they just don't have the money to lend or don't want to. That's left me thinking i need to go private or to family offices. I'm not looking for investor partners only debt. Has anyone been where we are and got good advise?

additional Info: 

My projects don't go over 70% ltv  usually stay around 50%

We pay banks 8-10% interest 

We have a LOC or Construction loan on the properties for 24 ish months then convert to finished completed loan.

We utilize grants and tax credits to lessen our debt