I'm not sure where you're applying from (The country I mean. Not that it matters) but you mentioned you have a property in your name. I'm from India and I have a property on my name. I did not have enough liquid funds to show proof of funds for everything (Tuition, Cost of Living, etc). So I took out a study loan against the property and then showed that as funds. I paid my 1st year tuition fees, $10,000 GIC (Cost of living) and showed proof of funds for the 2nd year from what remained of the money in addition to my meagre savings and what my parents said they'd support me with.
Is it possible for you to do the same? Perhaps your sponsor could be your co-applicant to the loan in your country,as a guarantor. And you could apply with that money, showing proof of funds? Since it would technically be in your name, the money I mean.