Have we become that thin skinned as a culture already ? 

You SHOULDN'T need the guru-hype and skin-in-THEIR-game offered by those expensive classes!

@Jay Hinrichs Hinrichs Hinrichs mentions one aspect that is certainly true with regard to the "skin in the game" requirements that the majority of us credible direct lenders are going to require.  

I make sure to have all if not most of the information.Latest credit score (  Mine )  , Fund I have available ( skin in the game ) Appraisal ( as is ) inspection report, BPO ,  Rehab work needed ( lic Contractor ) Exit Strategy.

It shows alignment since you've got skin in the game.3. 8% preferred is pretty solid/standard.

Also acknowledging the necessity for the customer to have personal skin in the game, that may not be 10% down but needs to be significant enough to them that they do not back away and we are caught with nothing.

I'm glad to hear it's somewhat normal, although it completely shocks me ... guess I have to toughen up my skin a little :)

Ten to fifteen years down the road, you will have built decent equity without relatively little skin in the game, other than the time you invest if you manage it yourself.

Unless you have a family member, or members, willing to spot you 100K on your word, you are going to have a challenge securing either private money or hard money (even equity based) given your absence of a track record and skin-in-the-game.If you really have a deal on your hands, a viable course of action in your situation is to bring the deal to an experienced flipper in your area in exchange for a) the ability to shadow her/him and get mentored during the course of the rehab and sale {while providing labour} and b) a small/moderate slice of the proceeds when the property sells  {do not be greedy here, if you get 10-15%, plus an education, you have done well}.

Ok, I'm going to have to "Let You Have It" on this one.1) This is NOT a deal IMHO, let alone a deal with a "Margin of Safety"2) While I like the design of the Flyer, it still doesn't cover what a Private Money Lender would be looking for to feel comfortable with the transaction:a) Skin in the game?