Hard time finding a small loan

[Matthew Reichert]

Hey all. I'm just starting out and I found a freshly-rehabbed property the seller is selling for $45k. The problem is with a purchase is so small, nobody will offer me a conventional loan on it. Does anyone know of any type of lenders who will lend say $35k without insane interest? I explored personal loans, but I got approved for around 12% interest. The seller will do seller financing, but he wants 25k dow  and I only have 15k.