A sole proprietorship is probably the least effective as far as maximizing tax benefits.

Lenders are looking for safe places to earn interest and I don't think showing them a year of negative cash flow is going to have a positive effect. 

Given that I have good credit and can pay 25% down, would a commercial lender be the most coat effective route?

It's VERY common that title has exclusion of mineral right and no effect whatsoever on resale value, eg: Los Angeles County. 

Any tips on how to market the property more effectively? 

That is, they would then own the Note and Deed of Trust or Mortgage made between you and the rehabber, and would then collect the 14% payments.This could be accomplished with a simple straight note between you and your lender with a clause that says, in effect, if you default, they get to replace their name with yours on your loan docs to the rehabber.

Make sure you check out the podcasts, blogs, and plug into the webinars!

You can find very detailed blog posts and podcasts covering this aspect of real estate investing.

We have several wholesaling podcasts you can check out, in addition to a wholesaling section of our blog and an entire forum dedicated to wholesaling.The webinar is my favorite weekly feature.

Thanks for this cost effective option, that I hope others can learn from!