Take a look at your property card.

I have a medical marijuana card so I was denied from most jobs which I understand since its still fairly new to the State.

If there's not enough to close AND no reserve, even a credit card or line of credit, then walk away from the deal.

I agree with Zach, most loans at $20K are typically put on a credit card or borrowed from family.

For example, did you establish your bring mainly website, social media presence, order business cards, virtual phone numbers etc or did you just jump out there? 

We get charged 3%, whether our renter pays from their checking account or whether they use a credit card. 

@Seth Lacey: It appears you have the cards stacked against you at the moment. 

loleven tried liquidating my $16k work tractor to get funds to refi.i already maxed my credit card on rehabs. self employed but net tax revenues are avg of $2500 month for last 2 yrs. but with 2 moves,  in last 6 months, and focus onto real estate less coming in. 

Send them Christmas cards.

Send a card?