Need advice on securing a loan

[David Cole]

I currently own a property in Kansas City, Missouri. I live in Garden City, Missouri, which is about 45 minutes drive from the property in Kansas City.

The property is currently vacant.

I own the home, have no loans or mortgages. I owe approximately $2000 in property tax on that property. I have owned this property since 2016 and have completed much of the rehab. 

I need $33,500-$40,000 to complete the rehab including cost of permits, labor, and materials. The minimum $33,500 is to complete the minimum rehab, updating electric, plumbing, kitchen cabinets, doors, trim, paint, appliances, curb appeal, etc. I would like to maximize the ARV by adding 500 square foot of living space in the basement. That will cost approximately $6000 more.

I have fair credit scores ranging 630 to 640. No delinquencies and no late payments. 

I am a self-employed investment property contractor. I have been in the remodel business for 20+ years and am quite capable. I have worked for the same investor for several years. I am currently finishing up remodeling a bar/restaurant for this investor that will be closed on by the end of May.

My current financial situation is unfortunately not great. I am able to keep my bills paid, but am owed more than the investor is able to currently pay. 

The property needs 4 to 6 weeks from start to market ready. I have a realtor. The property ARV is $180,000 to $210,000. I plan on listing the property for sale 1 to 2 weeks before completing the rehab.

What are my options?