I see my 'skin in the game' as the money I'm putting into the rehabs, but I don't think that will do

Was all 100% legal, no funny business, just needed to find a way to get around the game. 

Maybe you need some skin in the game to get you to take action.

@Steven Gilbert Credibility and experience are the name of the game.

What changed the game?

I was referred to a lender who is not affiliated with a bank or major institution, something I am not at all familiar with so apologies for my ignorance on this.

Once someone tries to break in, and there are signs of forced entry the game changes and you have to protect the property in a legal/criminal context. 

If you are gonna go out of state, do yourself a favor: either purchase at least class B properties that are above the median house price (not sub $100k properties) or find a boots on the ground partner (who ideally runs a property management company) and give them part ownership in exchange for managing your properties so they have skin in the game.

;) Make sure to find one without monthly membership commitments, flexible pricing, and an awesome affiliate referral program! 

The point you raise does raise question why they got out of the game?