If you don't have the cash for your skin-in-the-game, you will not find a REAL hard money lender that will put up all the funds.  

With the info you've shared, I'm in the camp of giving them notice that you are ending their tenancy at the end of the lease.If you are not going to hire a local PM, see if you can distance yourself a bit emotionally - sounds like they have gotten under your skin if they have damaged your property and what really bugs you is their asking for their check back.  

Ervin, Most lenders would prefer you have some skin in the game. 

With your credit, they may want to see skin in the game from you and/or they may not give you any money for the repairs; or cash advances.

Of #1-3 I prefer #1&2 over #3 as I feel the provider has more "skin in the game" and their compensation is better aligned to yours as the passive investor.

We are trying to build a network of hard money lenders who are willing to work with newbies with little skin in the game in Houston, TX.

Second, skin in the game.

She needs to be a grown up and accept that she has skin in this game. 

Russell is right - a lot of ways to skin this cat.

Currently, only one site puts true skin in the game by co–investing in every deal: Acquire Real Estate.