First flip help

[John Arcana]

I'm still very green in RE investing. I have two rental properties with good cash flow but I have been wanting to attempt my first flip. That being said, I don't really know how to secure financing without having all the cash myself. I've got my eye on a home for sale cash only, $99,000. Renovated, comps show it could sell for about $150,000. (I'm a full time Realtor so I feel my ARV is pretty accurate.) My problem is I only have about $20k in the bank plus a $15k LOC. How would I purchase the property and pay for renovations with only $35k available to me?