Why is getting a loan impossible

[John DeFoor]

I am in the Kansas City Missouri area and new to real estate. I have a line of credit through my bank but can not get a loan to purchase property if I was to give up my first born. To start I have an excellent credit score have not missed a payment on anything in 10 plus years and have been seeking a loan to purchase property for months. It seems like I get in the initial talks and when the issue of a down payment comes up the lenders be it banks, or other unconventional lenders shrug at the thought of a line of credit as a down payment. Also all the lenders in my area will not seem to deal with a loan if it is under 50,000 dollars. However all the properties that I am interested in seem to run in the high twenty's to low thirty's. I have even asked about bunching up properties and doing multiple properties under one loan only to be denied. I have enough saved up between my cash and line of credit to buy a small property under 18000 dollars and do some repairs to it but I don't know if this is a plan that would be in my best interest because I would like to get a loan to pay off my line of credit after I purchase the house so I can use that money to purchase another small house and build from there but do not want to run into not being able to get a loan to achieve that. looking for some advise from some experienced veterans and others as to what you would do in my situation or how to get loans in my situation.

Also have tried banks, hard money lenders and other institutions and do not know any one who can fund me.

Any help or advise would be greatly appreciated...