Hard money still requires skin in the game, but it is asset-based.  

Dude, if you want to be a successful investor- grow some thicker skin and don't take everything so seriously.

The adrenaline rush from RE is exciting, and I can't wait to have a skin in the game.

If you don't have the cash for your skin-in-the-game, you will not find a REAL hard money lender that will put up all the funds.  

With the info you've shared, I'm in the camp of giving them notice that you are ending their tenancy at the end of the lease.If you are not going to hire a local PM, see if you can distance yourself a bit emotionally - sounds like they have gotten under your skin if they have damaged your property and what really bugs you is their asking for their check back.  

The issue is that poorly conceived, written and originated options that attempt to be creative or require any performance by the optionee, will not be a valid option and then defaults to an installment sale bringing Dodd_frank to the surface.

Ervin, Most lenders would prefer you have some skin in the game. 

With your credit, they may want to see skin in the game from you and/or they may not give you any money for the repairs; or cash advances.

If you're going to install or upgrade windows, it makes no sense to go cheap - - install eGlass.eGlass is two or three panes with a special coating on the surface between the panes and only on the pane facing the interior of the room. 

Of #1-3 I prefer #1&2 over #3 as I feel the provider has more "skin in the game" and their compensation is better aligned to yours as the passive investor.