No tips, sound advice
Having owned a restaurant, then a hotel and now an internet company I will tell you how I got that first crucial Loan.
First you need to do a comprehensive business plan. (1st and 2nd year)
Secondly you need to do a profit and loss forecast (1st year)
Update your CV, make it look good.
Then you approach as many commercial banks as you can find and see who offers the best deal.
If you have put all the above in place and the loan to value of the property is an acceptable percentage (usually 75%) then they will lend the money.
Forget investors they usually want more equity than the capital investment they put in.