At the end of the day they only care about skin in the game and experience, with experience trumping.

There is a way to invest 10k, there are so many ways to fund a deal even with no money, the less money you have the harder it is, you will probably have to pool up with a partner as Jason mentioned but it will help to have your 10k of skin in a deal, that builds confidence in a partner.

I appreciate any advice, good or bad, I have thick skin.

Unless the guy puts some of his own skin  (money) in the game I'd steer clear of agents and brokers.

If that’s the case, they really have no skin in the game and there’s nothing to keep them from walking if things go bad. 

Again, other might feel differently here.b) Skin in the game: as a conservative investor, I understand that the dirty secret of industries that the waterfall compensation is in the line with me and incentivizes sponsors to take more risk.

I am trying desperately to stay on friendly terms but she is really irritating me. 

We have these in our area, and my husband learns a lot from going to the meetings and speaking with other local real estate investors.If you cannot educate yourself on "how to make your properties produce" (and really, there's no way to do this unless someone who has skin in the game is located nearby), then you have to sell them, at least the ones that are losing money. 

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

The amount of skin in the game you have as a pose to the lender can cause rates to vary.