You will need to have some skin in the game in almost every single instance though.When using hard money, you can come up with the down payment by any means necessary. 

It's not really your problem how the seller's agent is going to get paid, but if you want to make it more likely the seller takes your offer make sure that's addressed, because most likely (key word) the seller isn't going to come out of pocket and pay his agent and closing costs and let you have his property with no skin in the game.

In this case the seller after holding a second will eat up most of their equity and and still have to bring money to closing.With the buyer getting 80 to 85 percent financing they will have no skin int he deal if it goes south.So the WRAP with enough down allows the seller to cash out some equity with 15 to 20% down and pay closing costs and commissions and still come out ahead.Later if the buyer defaults the seller will most likely be in a better sales market than they are today.You definitely do not want to pay the seller directly on these deals.You pay a third party note servicer.The note servicer makes sure payments are made on time which protects you the buyer and also protects the seller doing the wraps credit.Generally you set reserves with the note company of a few months.This way if the buyer pays late the servicer has a cushion to pay the lender on time.

Does the owner have any skin in the game? 

It kind of gives them skin in the game.

Yes Philadelphians have thick skin, blunt answers to your questions, but you have to get past that and really show interest in getting to know people for who they are.

I take 20% equity and put no skin in as I sign  for the loan with recourse, doing my first deal now.  

Leave it until they move out, then remove it or convert it to something safer (gas, electric glow logs, nothing).

I strongly suggest they close on it.. then at that point they put real skin in the game and are free to market it for whatever they want.I have hit a few dousies in my time..

This is far cheaper for our Owner than going to court and fighting to get them out, especially with local laws.By just sending out some multipage document for a digital signature, and providing access for showings via lockbox or someone with no skin in the game, the plain fact is NO ONE is reading the documents, much less getting any idea what is/is not important to you or how various issues would be addressed.