Is it common place for private lenders to allow for DIY renovations by the borrower?

I know there have been some great posts about how to start with $100K cash and the like but I'm wondering how you would start if you had $100K mixed between borrowing against a 401(k) and using a HELOC on my primary residence.  

If the borrower approaches you and want to make payments it is a different story.

Secondly, points are paid by a borrower, since he is not a borrower he can not pay points.

I only buy if I can borrow the total purchase and rehab costs once the property is renovated.

@Jennifer H.A middle of the road tactic we frequently employ with our student tenants, if they drop the ball at the beginning of our relationship, is to strictly enforce the late fee - even on the first offence - but, once the late fee is paid, we tell the tenant if there are no further issues throughout the remainder of the lease we will either apply the late fee to their rent at renewal or refund it along with their security deposit.This keeps the relationship with those who honestly made a mistake and, for those who make such conduct a habit, it is - to borrow from @Jeff Rabinowitz - a drop in the liquid fund ;-)

I borrowed $18,000 to buy a rental property in Toledo, OH and am renting it for $700 per month.

You may be able to borrow privately on your other properties, in combinations that meet your goals :)

to borrow the money, what the fees if you have to extend that term, etc. 

I'd also want my return to be substantially higher than the rate I was borrowing at.