Then the random hard money folks will be more willing to lend after you have a proven model and some skin in the game.  

Along the same lines of hard money and needing skin in the game?

Not enough skin in the game for a lender to your seller's problem and for you to exploit our.

Most lenders want borrower skin in the game otherwise buyer will have nothing to lose and might walk away in case of bad situation.

I provided all labor myslef which was my 'skin in the game'. 

Don't get me wrong, I know I need to put some skin in the game, but I don't want to be out 20-30%.  

You would not have the skin in the game and that is risk lenders are not willing to take.

I reminded her of the steps we went through...The seller needs to be in a position to carry..in other words, cant have a big mortgage to pay offThe Buyer needs to have a suitable down payment ( skin in the game)The interest rate needs to be reasonable (ours is 7)Term needs to be relatively short...our favorite term is 5 years. 

They want to feel confident you can make the payments and they want you to have skin in the game.

A hard money lender is going to look for you to have some "skin in the game" and the lenient deals out there are around 70% of ARV so possibly around $90K from you.