You will get tough skin, and if you can handle sec 8 you can pretty much handle any other tenant. 100k unfortunately won't get you too far in many places; BRRRR is fine but unlikely to pull out 100% of your money.

Here is the thing - our brains are wired to be more sensitive to a loss compared to the possibility of even a much larger gain and we are biased to try and stop a loss.I think I need to take a step back and think about this like it's a totally new deal, and I have no stake in it, would I invest in this deal now based on all the facts?

There are different ways of skinning this but I'll tell you what works for our Clients. 

Hard money loans are out there, but they expect you to have skin in the game too, and some experience.  

Once complete, the investor has a property that is worth more than the purchase price + rehab costs.We've got more "skin" in the process than an RE agent as we have to rehab to get a tenant and than continue to manage the property and tenant to cashflow for the investor.This model seems to be growing in popularity with investors versus traditional turnkey.

And RealtyMogul and Fundrise don't currently offer deals that meet my personal criteria (of sponsors who have at least a full ballistic cycle of experience with little to no money lost, low leverage, fixed-rate deals, sponsors that put high skin in the game, don't take inordinate compensation etc.).

Once they step on the oven door, the BOILING hot pot will spill all over your poor child's head giving them 3rd degree burns that will require skin grafts if it doesn't kill them".  

That's a strong earnest.I see way too many buyers and investors trying to put like 1k or 5k down prior to close, but that is no skin in the game and will not get real sellers to move.

Without any skin in the game the downside far out weighs upside.

For all your non-recourse lender is concerned, you are providing the 20% plus closing costs to the table (your skin in the game as far as the non-recourse lender is concerned).Trick to becoming a successful investor:  DON'T OVERTHINK, JUST DO IT!