Chaos and difficulties can sometimes lead to special chances to earn big prizes.

I would just say the biggest red flag here is "anything sounding too good to be true" - whether thats a hard money interest rate well below market, or 100% "no skin in the game" financing, etc. - those are the biggest red flags here IMO

I live in the Seattle area so investing locally is difficult; I chose Cincinnati because my wife is from there and my in-laws still live there. 

I have partner 50/50 with new flippers, but they put half the money into acquiring the house and repairs, and I pay the other half but I use my crew to do the flip. the other person needs to have skin in the property otherwise, I just pay them a wholesaling fee.I recommend starting by using a hard money lender, as they will take risks when someone is new, and they won't lend you the money unless they feel confident the deal is good. so you are confident you can be successful.you may pay some hight interest rates, and points, but at least you know you may make money at the end 

What I'm saying is you might be over estimating the time and difficulty of getting the project completed with permits.

I’m looking to start BRRRRing once I develop my portfolio and get some skin in the game.

I'm looking to get some skin in the game.

s thin skin defensiveness prevented from noticing the core to all this; The issues come from getting personal or personalizing. 

He was over-leveraged, the rules changed, and he went from a multi-millionaire to bankrupt in a matter of months.Wise investors work hard, save up, and put skin in the game.

So it may be costing you more than just putting some skin in the game and recouping it back on the refinance or sale.