But lately have had a hard time finding anything to BRRR or even with enough skin to flip.

Personally, I'd be nervous to not get some type of deposit from my guest because I like for them to have "skin in the game" 

That is reality because the receiver of the info has no skin in the game, nothing to  hold them to the "advice".

@Sandeep K MamidiWelcome to the dark side!!

At this point, we are three years in, and have learned that you sometimes have to have thick skin (grit) in dealing with tenants, managers, and RV site visitors; while maintaining a sense of humor and humility.

What’s to stop me from joining the community right now, taking out as many gator loans as I can, and then going dark? 

There are several great ones in Dallas, but I'll bet these days most want you to have some skin in the game, so no 100% financing and also financing of renovation costs. 

If you don't pay he gets the park back and your asset.That would put me at more ease, knowing that you have skin in the game, and are going to pay me.Gino

They want an investor to have some serious skin in the game.The other option would be to wholesale this opportunity to somoene and make a few bucks to save so you have some money for a downpayment in the future.

The other options you are playing with fire as using a HELOC that is paying interest is essentially buying with 100% financing.Having no skin in the game has always been a high risk strategy and people were able to get away with it the past few years due to the money supply and inflation but I would not use that as the measuring stick.