6 units, Midtown, Memphis 38104 - financing advice needed!

Good Evening, BP!  I have always heard if you can find a deal the money will find you.. Well here is the deal: 

6 condos in a complex

Avg rent roll $700 / market is $800-900

HOA is $180 a month per unit

3-4K in Reno as tenants turnover is needed
Seller will take 290k for all 6

I do not have the liquidity for 20% down and do the renovations. 

Seller is Not open to seller financing.

I am a Rookie, and do not have an established commercial lender relationship.  Looking for advice, ideas, recommendations. 
thanks in advance 

Ben