Own 4 houses wanna buy more. NEED Money.

[No Name]

Ladies/Gents,

I have a question regarding money. I own 4 single family homes. When I try and get financing the conventional banks tell me I need 20-30% down plus 6 months for all of my mortgages I pay out in order to buy another place. I am trying to figure out how to get into my next deal without selling off my children.

I would like to buy distressed properties and flip/buy or hold and rent. I have acted as a project manager on 3 houses I have rehabbed and definitely have the knowledge to fix a house. My goal is to find financing or use my own to buy a future property. My problem is 30% plus rehab costs, plus having 6 months of payments for 4 properties. I have good credit, make a good income. I qualify for any conventional "bank loan". Should I be looking for private lenders or hard money lenders? Can I get into a property using someone else's money and bring the property up to a good ARV then refinance to pay off my private money lender?

Sincerely, lost in Alaska and I hate banks.

V/r,

Desiree' Perham