Rejected for investor loan

First what is your credit?

If you have a credit score above 720 your you can partner with someone with 720 or create a tenants in common with someone that has this score you can purchase the property then quickly refinance with a mortgage broker on a no-seasoned refinance loan.

You can, as Matt teaches, call smaller banks and ask them if they are portfolio lenders and can do a no seasoned refinance. You can then find out what they can handle for your credit score.

Keep in mind as I give these short little possibilities that banks look at refinances differently than a purchase. Purchases go from the offer you gave where a refinance will go from the value of the property.

My Credit is 760 they said its from now past credit history or investing exp

You have fine credit. You should have no problem getting the loan.

The problem is that when you get an investment loan lenders require 20%+ down payment. The reason is that they base the LTV or loan to value upon the offer you made instead of the value of the property. Most banks and finance companies do this. Like I said in the previous post small banks may not.

Because of your credit score you really could just get a private loan from family or friends then do a refinance. Refinances change the game. Because you are refinancing the lender will now, in most cases, give the LTV upon the value of the property. This makes a HUGE difference in respect to the amount of money that you need to put down.

What I would do in your situation would be to talk to family and friends for a private loan, close on the property and then re-finance quickly using a no-seasoned refinance. I would call mortgage brokers and small banks to find a finance institution that can cover this. Once the refinance is done you have a conventional loan on the home and you family or friends only had the money out for a couple of weeks.