Hitting walls. Any suggestions on financing 25 unit + rehab

[Russell Beach]

I've got an opportunity with an off-market 25 unit multifamily. It's in a smaller market--one that I've not invested in previously. Price is around $1.25mm. Needs about $135k rehab to bring several units and grounds up to comps in the area. Once that happens, rents could be raised 15-20% and still be low end of comp range. ARV would be in the $2.0 to 2.1mm range. And I'd shoot to refinance within 12-18 months.

I do have the personal liquidity to cover 20% down and the rehab costs but I'm trying very hard to limit how much of my money I put into this deal (retaining liquidity for future opportunities).    I'm having troubles finding traditional and hard money lenders that would be willing to fund with less than 20% down---even a bridge loan at higher rates and increased points.  I've shared my underwriting and personal balance sheet with several lenders---and messaged about a dozen more lenders that are frequent posters on BP.   The smaller market also seems to be an issue with at least 2 lenders.

Any suggestions?   Thanks in advance!

Russ.