Agree 100% especially if they don't have capital and a capital sponsor wants 75% or more - something better than nothing especially when you don't have skin in the game 

Honestly, it seems like you’ve got more skin in the game than I do since I’m just getting started as a bird dog, but I really admire your approach.I think your focus on tax-efficient strategies and building a reliable team is spot on.

You'll have to ditch the seller financing and have skin in the game.Freddie also requires that borrowers meet minimum financial strength requirements (IE - liquid assets equal to 9 month's P&I [bare minimum], net worth greater than or equal to loan amount [bare minimum], FICO>=680). 

A borrower really needs to have at least some "skin in the game" to make lenders feel comfortable.

My resources and skin in the game is being allocated to the remaining balance of X purchase price.What path do you recommend in this scenario? 

I'm a huge fan of San Antonio as an STR market, but it is, like most "mature" markets, very sensitive about WHAT performs well. 

Perhaps an installment sale will also achieve what you want if you can keep their income below a rate thrshold. if they are sensitive to capital gains, then think through options where you can get it stepped up. 

I got thick skin and can handle just about anything without it bothering me, but I dont want you to be ANYWHERE in the circle of my life.

So I require skin in the game (average is 5% to 15%) to offset this.

I also don't like funds for the lack of transparency (no DCF, no rent comp, no sales comp, no sensitivity analysis etc) even if properties are already identified.