Advice on obtaining loans < $50,000

[Stephen Flynt]

I am planning to purchase a SFR in Birmingham, AL for $45,000. It's currently rented out at $825/month and as it sits needs no repairs or upgrades. I could purchase it with cash but would rather obtain a loan to better leverage my cash.

I'm not interested in paying hard money points or rates, but would be willing to do a first lien loan amortized over 20 or 30 years but with a balloon payoff after 10 years (I'm aware lenders are not too interested in standard 15 or 30 year mortgages on this small of a loan).

Does anyone know of any lenders that do the type of loan I'm describing?