Financing for under 50k in Mississippi

Hi all,

I am currently eyeing a couple of individual SFH properties and a small 8-unit SFH portfolio. All of these SFHs cashflow great and have high CoC returns. They need minimal rehab to get to market. However, nearly every lender I've spoken to has a hard minimum of 50k-75k loan value, except for 1 which charges 15% to loan value in closing costs. I am planning on scaling out in this area very quickly, but it would not make sense without leverage.

Does anyone know a private lender, local bank, or credit union that can facilitate these transactions with reasonable fees?

Thanks in advance!