The next crash is always, always, always 12-18 months away, due to some very convincing indicators:2013:Denver Post: “Buyers Caught in a Price Squeeze”CNBC: “Housing Market Already Shows Signs of a New Bubble”2014:New York Times: “The Bubble Is Back”Fortune: “Why the Housing Recovery is over, in four charts”2015:CNBC (Again): “Housing today: A ‘bubble larger than 2006’”National Review: “We’ve inflated another bubble; count on the crash.”2016:CNN: “Housing bubble fears have returned”MarketWatch: “The Seeds of the Next Housing Crisis have already been planted”2017:Forbes: “58% of Homeowners Think The Housing Market is Set for a Correction”USA Today: “Hot Housing Market Could Cool in 2018”2018:Bloomberg: “This Rare Bear Who Called the Crash Warns Housing is Too Hot Again”Maybe this time it really is... and maybe there is a massive price drop that will hammer everyone. 

It is also nice that it will cash flow :)At this point I am looking within my inner circle and family to find seed money.

However, a Solo 401k is much more powerful as a retirement plan, with the ability to contribute up to $53K per year of your real estate commissions - thereby reducing your tax burden and also seeding the fund with more investment capital.There is a lot of good information here on BP on the topic.  

I don't want to leave my funds in the TSP, as the returns are too pathetic to justify the benefit of being almost hands-off - I'd like to use the funds I've saved over my career to seed my RE career in retirement.

I've kinda sunk a lot of my seed capital into this one but do I cut my losses or is there another option to pursue?

You should be able to get Seed Capital by pooling together money with a group of developers.

I don't know who can do it quickly, you might just get someone to board it up until you can get a glass company out there.One note, be careful about the bars, because you seed to have an escape route out of every bedroom.

Can anyone here share any innovative strategies for growing seed capital towards your down payment more quickly?

I'm also interested in flipping properties to make a profit and create seed money to fund my own deals.  

That's a case where you didn't seed your resource lists properly.