(my mom wanted my husband to have skin in the game).

In time added more rentals and tax liens while my repair customer base increased, each income fed the other, now we are close to having no skin in the game as it is almost all tenant or tax lien money that has paid for it! 

@Alexander Parunin  as others have stated1. title company does not check zoning.2. read your original purchase contract and the listing if it was MLS  many times the listing agent will put in their that buyer is to do their own due diligence and seller makes no reps or warranties. 3. on the surface if you saw it was between two commercial buildings I think a prudent thing to do before you closed was to do what your doing now.. up front not after the fact.

A hard money lender will require you to have skin in the game so expect come up with 30% of ARV out of your own pocket.  

I agree with the philosophy of not asking anyone to invest in something you have no skin into or wouldn't invest in yourself, and doing thorough due diligence to minimize risk just like you would if it were 100% your funds, but what you suggest seems fairly extreme to my novice lil' brain.

Find yourself a niche.Wholesaling is simple on the surface:1.

Wash all surfaces inside and out thoroughly.

I've been writing loans, buying properties and creating and selling notes in that price range for the last five years and will have some great insight for you if you would like to connect.To answer your question; without skin-in-the-game or a ton of experience, you probably won't find a partner to put up all the cash for each deal.  

Most everyone on BP knows and understands I use simple and direct language, mostly so I don't have to wear my fingers out typing flowery beat around the bush suggestions that I might use in person, it also comes from my Army background, I have a spoof about guru boot camps.If you get to some of my motivational rants, you might wait until you have thicker skin as it takes thick skin to be in real estate, we don't have the more pleasant, more humane and ethical aspects of corporate life at the beginning of a real estate adventure.

I should probably be modest as a newcomer, as wearing alligator skin shoes probably suggests success when I have yet to begin, not to mention the actual expenditure.