Financing purchases

[Joe Miller]

I am learning some things the hard way. Looking for some help. It seems that the local and online lenders I've spoken to do not do the following:
1. Loan <50K
2. Cash out refi<50K
3. Cash out refi > purchase price (I've done lots of work).
4. Give 30 yr notes on investment properties.

So I have one house that I am looking to get cash out refi on so I can pay down the HELOC that was used to purchase it. A 2nd house I close on next month might get financing via credit union or else through HELOC. Does anyone have ideas where to turn to obtain financing that breaks the barriers I've found so far? If I can get these loans I can buy more homes....