Realtor, Contractor, 20k cash... What can I do?

[Worth Styles]

I'm looking for seasoned investors' advise...

I have been trying to figure out a way to get started investing in real estate for a while but have been unsuccessful. I'm a licensed realtor in the state of Virginia , I have the state's contractors license (I can get all the work done myself) and I have been loaned $20,000 by a family member.

I have contacted every investor friendly lender that lends in my state and most require that I...

1) have done at least 1 previous deal (which I haven't)

2) have good credit and a steady income (which I don't have either)

and the last one that doesn't require either, require that I put up 20% of the deal.

Example: 290K purchase price + 60k renovations = 350k total. So in this case, I have to bring $70,000 PLUS closing costs (which I don't have).

I'm looking to flip a property and I feel I have exhausted all my options. I'd greatly appreciate your help!