You have a number of answers here, Grant, with conventiona wisdom, and there may still be one more possibility. Have you considered a "hard money" lender? Do you know what this is?
Generally, they are willing to take more of a risk than convensional lenders, and of course, will adjust the terms accordingly. That is, may increase the interest rate or adjust the length of the loan, or request a higher equity position.
Just a thought.