What are my options? REO short sales?

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I currently can only get approved for a 54k loan at my local credit union because my income is so low being a server. I do have some cash reserves I have saved up but plan on saving them for the Rehab of the house and also other expenses I can encounter. My problem is with about 20-25% down on property what options can I look for? I know bank reos typically want all cash which would leave me with nothing to pay a contractor or no reserve. I can always finance through an agent and would rather put down only 5-10% but for multi family's that are for investment purposes they usually won't do that. What are my options? thank you