That's a big hurdle for many would-be investors so don't let your momentum fade.On the "program" front, I wouldn't sweat it too much.

I put $$$ and sweat into the property and pay existing payments ($350/mo) We then discussed my company painting the exterior (aprox $5K value) and this would be considered the down payment.

I am extremely handy and do a lot of home improvement projects as a hobby - building furniture, installing fixtures/appliances, fixing things - so I'm willing to work with contractors as well as invest a lot of sweat equity into a property.

From what I understand, any sweat equity can be a problem, because you are using your own expertise and work to benefit the retirement fund.  

If not, don't sweat it, but find another lender for future deals!

I learned so much and apply so much sweat equity that from that one deal I purchased my other investment property and keep it going so yeah don’t get stuck in Analysis paralysis.

Id prefer debt rather that give away my sweat equity its not easy develop cash flowing properties in San Fran but Iv figured out a way

Would you rather have a full-time W2 job, that provided more flexibility and free time to seek out real estate deals and/or put sweat equity into a deal? 

Go to local real estate meet ups and get to know some people and dont tell them that you have that money and see who is genuine to partner with and help you learn and grow without expecting much in return other than some sweat equity. 

ARV I estimate to be around 299-320k with lots of sweat equity and about 20-25k