Repair money - how to finance repairs?

[NA NA]

Hi I need help getting financing for repairs. I'm contacting hard money lenders but it has been hard. Where do I go to? 

I have a huge Victorian home I purchased, I own it outright with no liens on it, over 2000 sq ft, and it will need 20k of rehab materials, i will be repairing it mostly alone or with help of 1 helper at the rate of $9/hour (they are 1099 ind. contractor). 

How does a guy or gal get this kind of money to repair a property? Hard money lenders are my only solution it seems, with high interest. 

I ballpark/forecast my rents to be $1000 to $1600 a month. ARV around $60k on the low low end. 2 unit building here (DUPLEX).

To make it worse, my personal credit is shot. I wanted to get into this venture with better credit, but my timing was off and this is what I had to work with. Luckily I have labor, tools, and time to work hard. To make it even worse, this is a rural area - so some hard money lenders wont even lend at all being 60 minutes from a large city.

[Andrew Syrios]

Most banks will lend 75% of the repairs as well as the purchase, they just keep the repair funds in escrow and require invoices and what not to get it released. Even FHA has a program for this (203K). However, with bad credit, unless you can get a bank to pull the trigger, you are going to need to find either a hard money lender, private lender or partner to go in with you on it.