Needing help financing a home addition

[Holli Phillips]

Seeking advice on a personal transaction. Closing on a property next Friday and am currently financed with a conventional loan. We need to add onto the house to create space for the family and do some exterior upgrades as well. My current lender couldn't do a HomeReady or construction loan. He suggested a HELOC, but after further research, it's not going to give us much to work with because of limitations. Purchasing at $375k, appraised at $380k. Will easily appraise for over $480k once the addition and upgrades is done. Looking for atleast $86k of the construction to be financed. Any other creative financing ideas?