The idea of even a little bit of debt makes my skin crawl and want to run for cover. 

If you examine all of these questions, which we all read every day, there are a couple of apparent things missing that make them impossible to answer:1. skin in the game2. research done before posting3. why the poster is asking (background)4. camaraderie (just give me what I want, I have nothing to offer)

Can it work though, yes, but have some skin in the game.

However, I think if you decide to do this, you should get some money up front combined with owner financing so you have some skin in the game so to speak.

Having real skin in the game is a major incentive to do the best thing for investors in a downside situation. 

However, open to invest with others outside of the DC metro area as long as they have a skin in the game ( Just following Brandon Turnner's advice)  :)What I Have Done:1.

3)  Is it common for the developer not to have any upfront "skin in the game" (no $$ capital contribution)?

But in my past life as a high-stakes language exam tutor, I walked into a lot of households with very nice art on the walls where the kid being raised was thoroughly worthless, a complete waste of skin.

For example, we could be at 13% and 3 points on something like that assuming the GC also has some skin in the game on the down payment.

You need a hard money guy who knows you as they will say you have no skin in the game.