I think it's only a matter of time before the truth is revealed.    

Credit & Down Payment – While personal credit still matters, it’s less important than in traditional financing.

Frankly, no matter how well you do safety, dumb guests will find some way to hurt themselves so insurance is a top priority.

Looks matter.

We started issuing deep fryers but it didn't matter.  

You Can Only Have 35 Non-Accredited InvestorsRule 506(b) allows an unlimited number of accredited investors but restricts you to only 35 non-accredited investors.However, there’s a catch:Non-accredited investors must be financially sophisticated.They must have enough experience to evaluate the investment risks.From the SEC:“Securities may not be sold to more than 35 non-accredited investors… [who] must meet the legal standard of having sufficient knowledge and experience in financial and business matters to be capable of evaluating the merits and risks of the prospective investment.”If you’re planning to include non-accredited investors, make sure they qualify—or you could be violating SEC rules.3.

Spoken to a few people that have done them, but haven't found a real expert in the matter thus far. 

From there it is really just a matter of determining comps, cost to rehab a property, and your timeline.I have helped several investors flip their first home in Austin and learn how to do it effectively.

I'd say the skills that matter most is whatever skills are required to make it happen.

you got all the right advice above so it's just a matter of time.