HML for sub-50k properties

[David Lee Hall, III]

I have a property that I have an acquisition and rehab loan that I am looking to finance out of and remove the lender. My initial ARV was in the $70k-$80k range which is acceptable to my previous lenders, and a 3rd party ARV appraisal came in at $100k prior to closing. However, when the post-work appraisal was done, the new appraised value was only $59k. This was too low for the HML Rental program I have used before. It will rent (in process of being filled) between $800-900/mo and I was hoping to do a HML 20-30 year note with all PITI rolled in for no more than $600/mo to allow PM, Cap, and Op plus some cash flow. I am newly independent and do not have required income or W2 information for a traditional lender. Looking for someone that will lend in the Pittsburgh area between $40k-$50k on said property under the parameters stated. Any suggestions would be appreciated.