Need Lender for Multifamily 79 Unit at 84% occupancy

[Sara S Jung]

Hello, I am looking for lender referrals who can help me with better terms on this type of deal. I have a 79 unit apartment deal in Oklahoma, built 2004. Its well maintained but poorly managed and not marketed very well so the occupancy is low at 83%. I've been told I need to be at 90% physical occ and 85% econ. vacancy to get agency financing with rates in the 4's but this one doesn't qualify under those parameters. I do not want a bridge loan with the higher rates as it will kill my cash flow, also I want something long term 7-10 years and prefer a 30 year amort. Any help or options out there? 

thank you