Sales is a numbers game that requires a thick skin.

They have more skin in the game then you do.Make sure you get clear title.

Negative Nancys tend to believe that THEIR way is the best way to skin a cat.

HML's will want You to have some cash (skin) in the deal.

I am of the opinion there is more than one way to skin a cat @Keith ThompsonNot to get too high on my soap box, but I have more freedom than most financial advisors to have that opinion because I don't get paid to sell financial products and my fee is not based on the percentage of your assets I manage.  

I expect it to be appraised for 120-130k or so, and will be able to either take out the full original investment of 94k and only have about 3.6k invested from original closing costs or instead cash out about 80% of of acquisition+ rehab costs and have 20% skin in the game to increase cashflow a bit. with 20% invested, I make about a 23% return on my cash.

That is literally the only thing worrying me, I don’t have the credit or funds to cover a 10–15% cost up front (skin in the game)I do know most HML will want points and other small various upfront cost I can come up with that.. but I would love to get a 100% financed deal under my belt, again this would be my first.

You can do that as well, just takes more time, effort and usually comes w/some skin burns.https://www.biggerpockets.com/forums/432/topics/30...

Any good HML is going to require a borrower to have skin in the game.

Just to get skin in the deal and feet in the water?