@Christian L Babcock, unless you're in a very temperate climate, I wouldn't put in electric baseboard.

This probably won't affect your ability to get seller financing but may change the conversation you have with a traditional bank!

From what I can tell, Accept.inc is similar to a traditional/conventional lender, but Accept.inc differentiates themselves by providing the cash up-front so home buyer's can be more competitive by way of putting in all-cash offers.

I realize that value add is the best way to BRRRR - are there lenders ( either traditional or hard) that will loan on acquisition and construction costs with less than 25% down from the investor on a project?

Quote from @Christian Shope: Your site looks like mine is it from Hostaway??

I have a traditional 30 year mortgage, and utilized a HELOC for repairs and downpayment.

My husband and I have reached our limit on traditional mortgages and of course have a new property we’d like to purchase. 

Ok, I am going to check with a traditional lender to see if I qualify for an fha loan so I can put a 3.5% down if everything goes according to plan and I qualify for the loan I will pursue this strategy however what if I don't qualify what do you suggest as a recourse for financing?

Essentially all you need to do is open a traditional IRA with the same company you have your Roth. 

Lastly, you do a good thing by helping a family buy a house and they will take care of it better than traditional tenants.