I am pretty sure most lenders will want you to have skin in the game.  

Such transactions may not meet the requirements of a market value sale, but then you have issues of your borrower having "skin in the game" a real financial interest that was paid for, not some windfall equity they have no risk in.

I have thick skin so fire away! 

I only selected your post as the title you used is a good one, it means more new folks may search the "how to start" aspect and find my rant, so, again, not really about you but thanks to you.And, to be in real estate, or to be in the used car business or to break rodeo stock or be in similar rough riding business environments, new folks need to have thicker skin, understand my personality at times is just that of an old kick butt Army guy, I'm not here to teach Sunday School.  

. ;-)The choice is yours but this is a thick skin business and our egos our way too big to settle for vanilla posts.Tim

OUCH Angie- Don't be quite so thin skinned or you won't last on here.

As i mentioned i have about 30k in cash so i can have skin in the game but would need to leverage both properties to get to the total target amount i am shooting for. 

If you have no skin in the game and no track record what you are proposing will be extremely difficult. 5.  

Find someone that will give honest advice, preferably no one with skin in the game on that particular deal.

This is your best source of financing if you decide to leverage without hard money.There's many ways to skin the cat, but hopefully this gives you some detailed insight into the options available.