I completely agree with your implied notion that if I were going to do this, it would absolutely be more beneficial to do it myself especially with an insignificant down payment like 3.5%.

At times I questioned whether the buyer would have money left over to purchase their next meal, even with the 5-6% seller assist.

This is primarily all we specialize in.

If you missed the window for completing the repairs, that is on you.

That being said, I would use the "Lenders" link on BiggerPockets to try to reach out to more lenders about any programs they have that may fit your needs.Granted, my personal experience is somewhat dated, but when I was primarily doing BRRRs, I had a local lender that required 12 month seasoning on my first two deals.  

If the work is not 100% complete by the end of the Escrow period, may implement a .50% (on total loan balance) extension fee that will cover an additional construction term of 60 days.

Why would you buy an out of state property, with all the related risks, when you can get a similar if slightly smaller yield on a completely liquid investment? 

In my software, the checkbox is called "completely taxable disposition."

And I always see fixers at a decent price (if yo don't mind putting some money into it).I am primarily a mortgage lender, so happy to answer any questions about financing.

I'm not sure if it was just that we planted the seed but the timing wasn't right at first?