At some point, any investor will neet to have skin in the game. 

Use an HML and get creative with your friends/family on the skin in the game down payment that most HML require.

On the other hand, if you are accredited, then there are many other choices with much more experience, much more skin in the game and/or much lower fees.

Also, ensure that the flipper will still have skin in the game.

@Brad De VriesSome considerations:1) If you are planning to use a conventional lender, your parents would have to "gift" the down payment to you as you cannot borrow the down payment (it's your "skin-in-the-game").2) Capital Gains tax is a federal mechanism.  

Thick skin sir but always be fair

Most of my calculations on 2 3 and 4 unit buildings require you to have to have substantial skin in the game

I'm worried that if they break their lease and leave, that leaves me with 3 offices to try to fill quickly, all of which are slightly more expensive than the going rate.I had a thought about offering to this tenant (who is interested in the 3 offices) to invite her to go in on the purchasing of the property, maybe inviting her to be a 10% owner, the thought being that if she has some skin in the game, she would be less likely to cut and run and leave me high and dry. 

Tire kickers with no skin in yet bothering residents by viewing apts or stores/offices is annoying and detrimental to our business. 

They have more skin in the game then you do.Make sure you get clear title.