If your ARV is truly 85K I suppose there is a slim chance you could find a lender who will lend you 100% of purchase and rehab, although honestly, I don't know of any HML's who will lend with you having no skin in the game.

But just have a thick skin as some FSBO owners believe they own the American version of Buckingham Palace, which is reflected in their asking price.  

There are a few places in The MILWAUKEE, area and Beaver Dam, WI.I’m exploring the best ways to put 25% down on properties less than 180k and minimize my skin in the game so I’m able to BRRRR continuously and effectively.

We have a country that is literally at each others throats of the other person mentions R or D persons name, and each is convinced the other should be skinned alive for having done it and is absolutely certain they are just in it.

More just 'the irritating person who wants your money on time, but takes too long to repair stuff that breaks in the house' :)

Might need to put the repairs on a credit card or have money for that but it can be done. that's still 100% financing, nobody is going to lend you the DP, you do not have any skin in the game .We do 30% down deals all the time and finance the balance.

Require a significant down of say $200,000 down so they have skin in the house.  

A partner that is willing to put skin in the game with you. 

Because they have skin in the deal they should take better care than just renters.

Now, here is an interesting insight to HML, if you are new to them or if the deal isn't good enough to them, they will want you to have some skin in the game by funding your repair cost upfront and have them hold the reserve for you.