I see my 'skin in the game' as the money I'm putting into the rehabs, but I don't think that will do

Maybe you need some skin in the game to get you to take action.

If you are gonna go out of state, do yourself a favor: either purchase at least class B properties that are above the median house price (not sub $100k properties) or find a boots on the ground partner (who ideally runs a property management company) and give them part ownership in exchange for managing your properties so they have skin in the game.

There is more than one way to skin a cat.If you have a long term outlook (which you should at your age), it is pretty tough to beat appreciation numbers in Los Angeles.

I have a few lenders who will straight up tell me they don't care about credit or income... all they care about is how much equity does the borrower retain (skin in the game). 

@Michael Kagan, I always tell people who ask that buying San Francisco apartments is a game of regulations, sweat equity, and you need to have a thick skin and patience.

Both lenders, particularly the conventional mortgage lender want the borrower/buyer to have personal capital “skin in the game” invested in the transaction3. 100% financing, if obtainable, usually result in negative cash flow, which means capital out of pocket from the owner each monthThat being said, “nothing down” purchases are done, but this depends on the definition of “nothing down”.

So a lot of ways to skin this cat, it just depends on the site specifics and the proposed development impact.

Im looking to do my first rehab deal but I am having issues since I have no skin in the game.

You really should have some skin in the game to start investing.