I know I need some skin in the game and that will help me with lenders. 

There may be an easier way to skin the cat. 

No worries I have thick skin and am realistic.

When negotiating a contract assignment with your end-buyer, what is the criteria used for determining how much of an earnest deposit to ask for, in order to insure the end-buyer has some skin in the game and is not so prone ti back out of the transaction during escrow?

One word of advice:  w/ no track record, most potential investors will want you to put significant skin in the game.     

No skin off their nose.

You will find that there is financing available that does not require you to have great credit as long as your deal is good and you have some skin in the game.

I would suggest partnering up with an experienced investor for your first few projects to help you get some skin in the game and gain some hands on experience.

I would suggest building a strong team around you for your first few investments to help you get some skin in the game.

I think it may be time to take that thicker skin and try it on again.