Any lenders I should use?

[Mia Gomez]

I can't seem to find any lenders besides a hard money lender with super high interest rates.. But I would only use them for flipping the houses I buy. 

What should I use for a 203k loan or FHA loan? Or what other loans are out there for buy and hold investments that include the renovation costs? Any help or leads would be greatly appreciated thanks.

I have about 12,000 to work with for a deposit, I'm almost 90% sure I have a partner to work with and I'm working on getting my real estate license... Thanks !