I am currently making offers on fixers, flippers and need seed money and GAP funding.

I also am self employed in agriculture I own a seed processing plant and I farm in central Washington and do research work in Arizona during the winter so I have a full time job.

Basically if its somewhat nice its over priced, if its on the water or right next to it its over priced, if it looks like a deal it has deep seeded issues.  

Visit your local REIs and identify  a handful to get involved with over time the seeds you plant and nurture in these environments should bear fruit. 

Drew Perkins Churchill downs area. 75-80% ltv purchase and rehab were all cash so I'm hoping to free up my seed money for a second deal.

Not sure how old this thread is however have you looked into leasing the property to a Native Seed Nursery?

And planted the seed for long-term success. 

Alternatively, you can use a service like Seed Capital.

(I'm not an attorney, CPA, blah, blah, blah).Even if it's only $30k net, there's your seed money and some experience in deal flow and rehab.Then you can up your game. 

But its this type of dirt were once things move its big pay day and you do nothing to manage it.. we harvest grass seed that brings in 20k a year. :) If it was in the city limits today the value would be around 400k per acre..