Losing Steam - Pep Talk Needed

[Lisa Sessions]

Hi BP, 

 A little about my situation. In 2006, I invested in a 6 unit building in a depressed mill town in Maine.  Low rents, shady tenants, bed bugs and plain ol' I didn't know, what I didn't know. I read a book about a rich dad and took off. Fire, Ready, Aim. In 2013, after a few loan modifications, I finally completed a deed in lieu on that 6 unit building. The low rents, deferred maintenance issues and 67% vacancy rate killed me. (Note to self, be wary of mill towns or one employer type towns)

Now, 10 years (awful, stressful but lesson learning years) later, I'm trying to get back into the buy and hold/cash flow game. 

I don't have a deal yet as I was trying to get pre-approved.The mortgage broker just called me. She couldn't get underwriting to take a chance on me based on the deed in lieu. I didn't think they'd say flat out no. The conversation left me deflated.  I thought they'd make me put more money down or have a higher reserve. Now I'm cash heavy(ish) (I saved about a 20% down payment) but no way to get the 80 percent financed. 

What are my options?? Hard Money? Partners? Another Mortgage broker?  Thanks, Lisa