where do i find a loan for my situation?

That's going to be tough.. You might want to invest a few dollars with a credit restoration company.. if you raise your credit score 100 points or so, it will open up many loan options for you.. Otherwise.. You're stuck with hard money lenders, and more than likely you won't be saving any money once you figure in the costs.. I'm a Broker here in Scottsdale AZ and I only lend in Arizona. If you or someone you know is looking for financing options, feel free to contact me or pass along my information. 480-287-5714 WilliamAcres.com

its very hard with loans under $50,000 if you have a credit union, try them .

That is a tough one. I know a great credit repair specialist that can get negative items removed from your credit so your credit scores will get higher. His name is Josh Buchter and number is 215-821-1109. Tell him Michelle Dema sent you for a free consultation. All the best!

that's a tough one. FYI, most banks don't do mortgages under $100,000 and the ones that do don't usually go under $75,000 (like mine). I agree with Linda if you have a credit union I would try them.

Actually, you might be able to make this work. I'd start with a local credit union. If you can show that you have been making good on past problems and over the last year have not missed any payments, with the kind of equity you have, they just might be willing to do this with you. Keep in mind that if you just decided to start fixing things recently, and don't have a recent positive payment history, they likely won't touch you. Good Luck to you. ~ Bert Carpenter, The LoansA2z team of NOVA Home Loans ~ NMLS 40586 ~ www.LoansA2z.com ~ 888-889-9950