@Garret Ball, there are a lot of ways to skin the cat in Real Estate.

They have more skin in the game then you do.Make sure you get clear title.

But as it relates to being a mortgage holder how do I decide when the buyer has enough skin in the game? 

Or would you always want the borrower to have skin in the game?

One with skin in the game ($$) would also allow you more flexibility and to potentitake on larger projects. 

.- Is there any etiquette here or am I being overly sensitive?

and no one advertises they do 500 mil dollar loans.. so you now know that all of those guys are frauds .. and that there is no 5% money.if you want to find out current rates for Private/HMLI like to recommend Lendinghomes website it has a easily readable pricing matrix.. and of course they are real. while you may find some cheaper money.. from say Conventus .. you also need a lot of skin in the game and you need experience.. 

@Jimmy O'Connor you touched on a sensitive nerve here in the BP community.

What you are overlooking is that you going to need some skin in the game...its usually called MOOLA...

I assume most off market deals are bought with cash because they are typically seller sensitive or special situations where the seller needs to move quick so I would sure if anyone has had a success story doing it.