Once I've got all of that cleaned up, I'll be able to see what I can scrape together for skin in the game and look for a brrrr buy and hold.

Whether I purchase it cash or with conventional financing, the banks only want to lend/refinance up to a specific LTV (usually 70-75%) on the purchase price EVEN if I buy the property at a significant discount (e.g. 50% of its current market value).In the past I've always struggled with this same issue, and thus eventually I end up tying all my capital in properties and I'm unable to purchase more (even hard money lenders want you to put some skin in the game).

They want to ensure you have serious skin in the game, which will help them sleep comfortably, knowing you most likely wont walk away.Maybe to get started, you might consider becoming a wholesaler.  

Hi Stephen-Scenario I find two properties that show promise find an instituation willing to let me borrow for both properties, so the only skin I have in the game would be the percenatage down for both investments and use the banks money for everything else?

http://bocarealestateclub.com/ Andrew, ...I have "no skin in the game" with B.R.I.C, ...but if I was new to South Florida, ...B.R.I.C. would be a very smart place to learn about the South Florida real estate investment market.And too meet some very nice-helpful folks too! 

I’ve been emailing people at private equity firms to try and intro myself but I have been having difficulties getting responses and finding new firms to reach out to.Thanks!

Then put my skin in the game by finding the property. 

The only problem is that you will now have a payment against it if you spend it (which you would on the down payment for property #2) and you will have difficulty (I think) refinancing property #1 in the future with a active HELOC on it.

Definitely makes sense, its a higher risk form of funding forsure, but seems like a good option for someone who doesnt want to rely on their own credit and does have an exit strat A lender is going to look at the quality of the deal and how much skin YOU put in the game.

We offered to put 10% down to 'have skin in the  game' and 5% interest for 5 years up to as many years as he would like.