He mentioned that he has to bust up the floor to expose the cast iron pipe, remove broken Cast iron pipe, then replace it with a 4" Sch 40 PVC to connect it to the existing PVC backfill underneath the concrete floor, then reapply concrete to smoothen the surface. 

Anyone have any suggestions on a nice looking, durable surface.  

My purpose is so that they have "Skin in the Game"  and are not a flight risk and treat the property like I would own it. 

A ton of REOs are surfacing in Anne Arundel County, banks are unloading their inventory for some reason (which has be concerned). 

I have called several hard money lenders and all require “skin in the game” and being that I have no capital yet, hard money isn’t an option.. not yet anyways!

., and that someone needs to have skin in the game. 

As far as flipping properties go Lenders will require some skin in the game to get financed.

I'll break it down for you using the $12k kitchen you did from a GC perspective who is charging $25k:Kitchen demo - labor 3 guys 1 day $600.00 plus removal and dump fee $200.00 (total $800.00)cabinets/crown/pulls $5000.00 plus installation labor 2 guys 1 & 1/2 days $900.00 (total $5900.00)drywall prep/repair ($100 material $150 labor)granite counter tops in standard sized kitchen ($2700.00 material, $300 labor installed)30 sf of back splash assume glass tile ($300.00 material - $600.00 labor = total $900.00)sink, faucet, sink re-plumb (materials $500.00 - labor $200.00 = total $700.00)appliances install labor only ($150.00)Total job cost on surface ($11,700.00)PLUS1 estimator/sales staff to measure & bid job ($300.00)1 office staff for accounts payable/receivable (prorated labor over 30 days $200.00)1 office staff for material ordering, sub scheduling (prorated labor over 30 days $300.00)1 quality control/job supervisor (prorated labor over 30 days $750.00)incidental material expense ie: tools, screws, nails, glue ect. ($500.00)Approximate payroll taxes & insurance @ = $1039.00Overhead (rent, phone, web, licenses, fuel ect.) @10% of job $1479.00Sub total - $4568.00Projected costs $16268.00Profits $8732.00Approx IRS Corporate tax @40% - $3492.80Net gain $5239.20 or a 21% marginThis hypothetical math doesn't include permits, flooring, base, shoe, casing, electrical or anything else beyond the basics listed above.

All financing sources, including private financing, typically want you to put some money into the deal, called 'Skin in the Game'.

I agree with @Jay Hinrichs insomuch as, 5k and doubling your money is do-able, but, if financing is involved, most (not all) lenders, even hard money, will only go up to 70/75% leverage, which leaves you all with25% to 30% skin in the game.