My thought was:1 - I put the down payment and assume the mortgage.2 - Contractor (no skin in the game at this point) buys materials to complete the necessary upgrades3 - When it is done we sell the property and subtract the down payment, material cost, mortgage payments, utilities, settlement costs - and then whatever is left we split.  

There is more than one way to skin a cat and I think its clear. 

For example, are you the kind of person where, if you invested a few/several thousand in a course, that'd you'd be motivated to the point of not failing because of that skin in the game?

An ammonia solution cuts the cigarette tar and neutralizes the smell, but it's not fun to work with (protect your skin and use a respiratory filter). 

Lots a ways to skin a cat.  

@Isaac Hayes I have never heard of a conventional lender doing this...you're looking at single family (1-4 unit) properties...unless you are using a renovation style loan or hard money, I highly doubt any mortgage originator using conforming guidelines would touch this...Down payment is skin in the game...a lender permitting you to retain your investment account without collecting your down payment?...

And yes, I have a CPA, but There’s always more than one way to skin a cat!

I would also want to vet their team (lawyers, CPA, lenders, PM, etc.) a strong supporting cast can compensate for a lack of direct experience.Do they have skin in the game?

It is 50/50 split & she had stated that in the past her GC has put in 5 to 10% so I have skin in the game and she will include me on the title for security until property sells & 50/50 split.

You can't ask the people with the money to bear all the risk, you have to have skin in the game.