And if they don't want to buy then get the worst, thickest skinned tenants you can find in there and let them loose...

I don't believe your credit score or cash on hand is critical - although HML will want to see that you have some skin in the game - if you had a high credit score and a bank roll, you wouldn't need the services of a HML.

If I am financing I like to get rents double my mortgage I might take a little less then double but overall that is what I look at.My last rental I bought for $39,900 and I have a 30 year on it, my mortgage including taxes and insurance is $385 and I rented it out for $695 and there are deals like that all over the place I don't even have to look hard to find a deal like this.It needed less then $2000 in work also BTW.I don't know if there is enough skin on the bones but I would do just about any cash flowing deal to get your feet wet that is the hardest part for most investors.

Maybe that got that from me as investor, vacancies make my skin crawl!

When we do work , my company can easily buy materials , but why , I want the customer to have skin in the game , we dont give interest free loans , we dont risk our funds on someone elses project .  

Keep in mind that HML will require you have some skin in the game and have money to rehab. 

and they may take a first timer if you have enough skin in the game.. 

If its a score, they will likely still want you to come up with SOME money so you have skin in the game...that and you should have some reserves.

I am looking for a place I can live and hold for at least 5 years with out worrying my own skin.

I am Genuinely looking for a house to live but I need some skin in the game to start RE investing,If its a deal done right, Personally I think this is a tactical entry.