Where can I find a loan for a $25-30,000 investment property?

[Janelle Green]

I'm trying to find a lender to finance the purchase of a cheap investment property.  I have money for down payment/closing costs but not enough to buy with cash.  I plan to buy and hold for at least 2 years probably much longer.

[Chris Mason]

Hard money or credit card.

For a family member in rural Louisiana, one of the poorest states in the union, I could not locate a fannie/freddie lender that would go south of $50k. And I am myself a lender. The fixed costs are just too high relative to the baby loan amount. There are compliance issues when the closing costs (many of which are fixed) are greater than X% of the amount financed.

If you want to give it a shot, google search "Poorest zip code in StateName" and find out who is doing mortgages there in that dirt poor zip code. If anyone is willing/able to go south of $50k, it'll be one of those people that lives and lends in that zip code.

Alternatively, you could get a HELOC or do a cash out refinance on your primary residence.