That's a strong earnest.I see way too many buyers and investors trying to put like 1k or 5k down prior to close, but that is no skin in the game and will not get real sellers to move.

Once they step on the oven door, the BOILING hot pot will spill all over your poor child's head giving them 3rd degree burns that will require skin grafts if it doesn't kill them".  

Without any skin in the game the downside far out weighs upside.

As long as you follow the rules like lawn maintenance, paint the fence a certain color, keep the house a decent color you'll be fine.

Each of those will want you to have skin in the game with experience and/or money.

I ask them on paint color, hardware, floor stain/finish etc.

For all your non-recourse lender is concerned, you are providing the 20% plus closing costs to the table (your skin in the game as far as the non-recourse lender is concerned).Trick to becoming a successful investor:  DON'T OVERTHINK, JUST DO IT! 

I will spec materials/colors/repair method when I feel it needs to be done a certain way or I want something different/special.  

Sounds like you have no skin in the game, so it would be tough to find a partner that would take all the financial risk. 

Or make him a gift of a key ring that would hold some sentimental value to him and then color code each of the 3 keys he needs for entry to the apartment and place on said keyring.