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. 

I would agree with Michael....of course the price would depend on the deferred maintainance and how much rehab the inside needs. 

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.

Offer Making- Properly structuring offers and submitting them Sales/Negotiations- The best deals are created through effective negotiationI hope this helps you Jay. 

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

The real estate is effectively inventory in a sales business, just like refrigerators or stereos.Passive sources of income such as interest (i.e. hard money lending), rents from real property, dividends and royalties are not subject to UBIT.This concept is documented in IRS publication 598.The ROBS program is an entirely different structure as compared to a self directed IRA.  

Has the experience been good (and relatively cost effective)?