Loan Companies in Virginia?

[Jared Kampschroeder]

I'm trying to buy my first investment property in the Hampton Roads area in Virginia but the lending company I'm talking to will only give minimum loan of $50,000. I found a property with a lot of sweat equity in it and can create a great deal but my downpayment would drop the loan amount below 50k. Does anybody know any good companies in the area that will give smaller loans around 40 or 45k?