As far as capital to get started, after you've exhausted the VA loan, the typical and common answer for a primary residence is a 20% down payment with a credit score and cash reserves good enough to qualify for a mortgage.

It would be ridiculous in my opinion to demand one on a property that I didn't bring to the buyer.That being said, I am doing my own form of off market farming, but more of a targeted-area traditional MLS listing AND/OR potential off-market deal, depending on condition as I am completely mentally exhausted and done with my service business that currently pays my bills (and wastes my time :) ) and have a burning desire to replace its income with RE commission ASAP so I can roll up my sleeves and start building a RE empire full time. 

We would exhaust a majority of our loan initially obtaining the property with probably only about $5k left for renovations depending on how negotiations go.

I am exhausted and frustrated.

We don't have the dimensions, know where any electric or gas lines are, if there is an exhaust fan, etc.

I would suggest you exhaust all other sources of cheap information first.

Once you exhaust those do portfolio

There are some very impressive people/projects that are willing to use IRA money you just need to look and never be shy about requiring/requesting and exhaustive history of how well they've done.As a borrower, my self-directed investors a slightly more expensive than institutional money for construction, but infinitely less headaches. 

I have exhausted all my funds, and now need to look for other sources of financing.

I have exhausted all my funds, and now need to look for other sources of financing to continue growing.