Where to borrow money on a house owned free & clear w/o it in LLC

[Adam Hoff]

I bought a house cash, no liens on property, but put it in my name not a LLC.

Had some other capital expenditures and am a little lean on cash and want to borrow 40-50% of it's as-is value to finish the flip, but everyone wants it in LLC and I would have to pay transfer tax to do that. Where should I look for a loan? I have 780 fico and have never missed a payment.

Numbers:  bought house $240k, arv $390 - $415k, want to borrow $90 - 120k