@Ned Carey I totally understand exactly what you are saying, but at the same time, it certainly gives the investor a heck of a lot more comfort if the project manager/partner has some skin (meaning cash in addition to their time) in the game. 

I'm here to learn, learn, and learn some more until I put some skin in the game and get the ball rolling.

You must have hella thick skin to be making $5k offers!

But they are prime candidates for HML.. they are bouncing back have experience and usually have at least 20% skin in the game.. those are prime candidates for most HML.

If this is not the case, and since many lenders want to know that you have "skin" in the game, you might consider these possble opportunities: 1) Once you've determined where you need to be on pricing, let the seller keep some of their asking price, in lieu of them paying for some of the repairs -- For one customer seeking a reduction in the price of a commercial site from $700K to $550 to cover half of the land development costs.

Now I need to figure out some operation capital with the terms I need to empower everything else.I am stuck pickle in the middle, I have a few banks willing and interested in playing ball and funding me, the issue is I need to throw some skin into each property for a 1yr term.

I think the terms @J Scott laid out would be very fair - if you have no experience and no skin in the game, I wouldn't be agreeable to lending any money on it.

Those of you in your early 20's who have skin in the game have no idea how far ahead you are of the curve.

Simply put, the buyer SHOULD have some "skin in the game."

That feeling of having "skin in the game", brings another level of awareness to the playing field.