Can anyone refer a lender for an investor loan below $50,000

[Matt SF]

Greetings all.

It would appear that getting a < $50,000 loan in the days after the credit bubble is near impossible.

Can anyone here refer me to a lender who is willing to do an investor loan for a distressed property sale that's below the 50k threshold?

(Would prefer a 15 year loan if possible.)

The property needs a little work, so if they know a bit about the 203k/rehab/reno loan process, that would kill two birds w/ one stone.

Thanks in advance.