I would beg to differ in that the 50% rule isn't solid but there is more than one way to skin a cat.  

I know people who have purchased properties for appreciation because some "big company was moving to town and the values were going to skyrocket" or based on some news their buddy told them, who subsequently lost everything when the company plans changed.There are many ways to skin a cat.  

That way you could acquire with hard money, put your own skin in the game via the repair costs utilizing your HELOC, and then refi out and get cash to pay off your HELOC and the hard money lender and keep the property as a rental.  

Got to be careful and really clear here - its not an unreasonable ask - but its a totally different request (and will be challenging) to be requesting capital investment from a partner with zero actual monetary "skin in the game"

.#3 how the deal is structured....do you have skin in the deal and have integrity, or are you going to take my money and run if you end up being in the 70%.

The interest rate is about 8.5% but the cash is accessible within weeks and we would only have to bring 10% down for our skin in the game.

Lot's of different ways to skin it.  

More than 1 way to skin the cat. 

I need my own money saved to put my skin in the game.

My total rents collected are over twice as much with the three which covers the higher capital costs associated with owning three houses instead of one.Good luck with whatever you do though - there are a million ways to skin this cat!