Help! Cant get an appraisal on foreclosure. Need new financing!

[William D Milleson]

Hello,

I recently won and put a $10,000.00 deposit on a property from Auction.com. It is a foreclosure and because of that I can not get access to have an appraisal completed. (Its my first attempt at a flip and I screwed up). My original finance company, Lima One, say there is absolutely no way they can lend without an appraisal, which makes sense. The Title company says there is absolutely no way that I can gain access for an appraisal. I can not get a conventional loan because I am Self Employed (Only 10 Months) and no access to a co-signer.

Property sale price was $180K and should resell for at least $250K. needs $15K to $20k in rehab. I have already paid $10K and I can provide another $20k myself plus pay my own rehab costs.I have great credit and can show $120,000 per year income.

Anybody have any suggestions or ideas? I don't want to forfeit my $10k down payment.

Please Help!!!