We'd add sweat equity along the way and choose the exit strategy that makes the most sense come time to sell.

But with our desire to use our "sweat equity" to get into a property that needs some help and our location being 1.25 hours away from Philly, plus the city taxes and other regulations, we have been considering rental properties in more "local" areas (Bethlehem,Allentown, Hellertown, Perkasie, Sellersville).

For others getting started they don’t have the capital and need to build sweat equity or want to use their time to maximize their cash on cash return.

Even with the sweat equity, once refinanced, I can't see even breaking even every month. 

As it becomes riskier for flippers to buy in, it will sweat some flippers out of the market because of higher risk.

(Seller financing,Partnerships, Syndication, Sweat Equity etc)  I'd recommend ALL of these before a 100% hard money loan that destroys you in fees and fine print..

I also poured my blood sweat and tears into the second property as a live in renovation and I find it very hard to let it go.  

you will be competing with investors who will be putting 25% down, so it will probably take more legwork or being willing to buy a beater property and put some sweat into it to find your deal though.

Partnering with another investor on a property for the long term allows you to learn while being paid.Let me know if there is anything else I can do to help.I'm not too sure I'm interested in the sweat equity in real estate, I was rarely at the property for this flip and was mostly just the partner with capital.

We don’t have cash for downpayment but for the “skin in the game,” is it enough to use our credit for the repair and our own sweat?