The OP is a little off on your math, but banks usually want 10% as skin in the game, 15% is better, the bank may take 75/70% or less with the seller making up the difference.

We sell a decent percentage of our properties via seller finance (contract for deed) which offers a very healthy return, quick sale (easy marketing) and little/no risk versus that of a rental scenario.

@Steve Trotta   I would think you want your investors lined up prior to offering.. experience helps along with putting some skin in the game

Your leasing agent that you hire has to have tough skin and the ability to market extensively.  

Renters dont usually care about the appearance of the neighborhood and they destroy alot because they have no actual investment or skin in the game.  

In the end I want very little skin in the game, and want to build up a large portfolio of homes.

Have two flips in Phoenix that we need some skin.

.: In order to get under 70% LTV refinancing, factoring in my skin in the game and holding costs, the hard money lender would end up being lower than 60%.If I'm able to refinance within 2 months on a buy of $50k, $20k repairs using the terms listed above: holding costs of $6133 for them financing $55k for two months, out of pocket $21K.

I have healthy cash flow and perfect credit.

Over-leverage aka not having (enough) skin in the game is really the root of so much of the problems when the bubble bursts.