I see some pretty bad reviews and a little concerned whether to purchase/finance with them or seek my own financing 

There has got to be some requirement of accepting help and working to solve problems whatever they are in exchange for the help,  and those who won't take the trade should move along and accept consequences for any illegal activity until they see fit to change their minds.What I don't get is that the city has a lot of surplus land -- and a lot of people with a lot of great ideas to quickly build a class of housing someplace between a glorified garden shed and a 200-300K or more per unit "affordable" housing complex.   

I am seeking to use the BRRR strategy to purchase the property with private money eventually doing a cash out refinance and paying back the private money lender.

I would advise at the very least actively looking into it and seeing what your options are and if something is appealing enough using a 1031 to put into another, larger property with a ton of potential. 

I have been pretty active in the Sedro Woolley area as a RE Broker over the past two months.

Flipping is a great way to build capital, but it's risky, hard work and active income.

I would be more concerned about clean title in this scenario than seeking to utilize a self-directed IRA... and am surprised that this issue was not first addressed by other respondents... for example, a defaulted mortgage based on "assignments" created by MERS "Vice Presidents" litter land records in every courthouse in America. 

@Paul Thompson ok, then if you are buying with cash and then seeking to refinance there is a proper method of doing this and still being able to refinance with Fannie/Freddie loans. 

I am seeking an opportunity to work FOR FREE.

I am seeking an opportunity to work FOR FREE.