Also I see new money being invested as investors are buying wear houses and converting Into residential, I am looking to add to my portfolio bigger properties  but I don't see many 5+ units in inventory, but over all I think if you got thick skin it's a great place to create a passive income portfolio 

We have a lot of out of state investors in Tucson scooping up the best deals quickly, so it's a matter of being ready to close on the first deal that makes sense to you before somebody else finds it.Lenders need you to have some sort of skin in the game be it cash in the form of a down-payment, your high credit score in the case of an FHA loan, or other assets in the form of cross collateralization or a HELOC.

The bank will most likely want the property to be in his name, so using the LLC might not work anyway.Whatever way you do things, and there are plenty of ways to skin this cat, make sure everything is in writing before hand.

A good local property manager you intend to use has skin in the game and can help with the eyes on the ground.  

Banks make you keep some skin in the game even if you can take all the money invested in the property out. 

You can be inoculated by exposure to an infected animal's saliva in contact with a break in your skin.

Most lender do want you to have some skin in the game, typically 10% minimum. 

@Marco Grier Quicken does still have some skin in this game....they originated it for fha, fha can make them buy it back if it is defective (not a first lien, which right now it is not).

Generally, these have higher fees, less skin in the game and less experienced sponsors, but not in all cases.

Just the lender wanting you to have some skin in the game.