Financing Options for a Rental I manage but do not own

[Natalie Gelbke-Mattis]

I have a single family rental that is in my mom's name, but I have been solely managing for 10 years. I collect the rents, report the income and pay all the expenses. I attempted to do a cash out refi into my LLC, and was told all i needed was to add my mother as a minority member to my LLC to properly transfer the deed. This does not work because they wanted to record a Quit Claim deed prior to closing, and that could invoke the due on sale clause in the Mortgage. I attempted to do a cash out refi on another one of my rental properties, and cannot find a lender who lends 80% LTV for a cash out refi. What financing options do I have besides just obtaining a personal loan. I can do a "purchase" but that would require 20% cash down, which I do not want to do right now. I need 60K to payoff my mom's mortgage and place the property into my LLC.