Youdo, what you are referring to is known as Self-directed IRA.

Buyers eventually learn who buys a property and Sellers won't trust they are getting the best deal if you conveniently are highest bid.Just being direct: It's not ethical, sustainable, or in best representation of your seller.

You then counter with numbers that will work for you.Going in you know exactly what your minimum requirements are and target that or better in terms.There is no standards there is only what you need or better to make it work.Your ideal target would be the best bank rate but with seller financing that would be extremely rare. 

This isn't an ideal situation for me even at the deal I acquired the properties for.

Ideally I could knock out at least the demo and permitting from afar.

As we know vacancy rate is directly linked to the price (unless the property has a problem or is in the middle of nowhere).

Then you can open self directed IRA / 401K to invest but that will require more down payment and different tax rule.

Yea, dealt directly with the seller.

I am also assuming that I should avoid the self-directed IRA route, since I am counting on sweat-equity to add value to this property.

If you’re looking to wholesale, go direct to sellers, this market is too competitive to build a business on wholesaling through a single agent.