Buying RE requires skin in the game regardless of condition or strategy.

Ok, but point remains, buyer has zero experience and zero skin in the game.

The problem here is that you started by putting the agent's compensation on the table and may have already sullied the relationship.If you negotiate commissions on the front end and you are really close, there is no skin left on the bone to concede.

(combined loan to value)75% from us in 1st, 15% from seller in second (minimum 3 year duration on note), borrower with 10% skin in the game. 

This makes it more favorable for the Seller to say they'll take yours knowing in 3 days you'll have 10% deposit locked in...versus the retail buyer with only 1% skin in the game, that could take two weeks for inspections, only to back out and force them to put back on market weeks later...and oh by the way, the retail buyer probably has financing with an even longer contingency to back out when they "can't get funding".

New metal roof, new exterior skin (sheathing, siding, windows, etc).

My role is finding investors, and maybe investing a bit of my dough for good faith (skin in game).

You could buy a couple small multi-family or a single large multi-family.There are a lot of ways to skin a cat but we don't know your goals, your skill set, the market, how involved you want to be, etc.

If your buyer is a seasoned investor and your feel there is a enough skin in the deal, go ahead and close escrow with the seller in possession.

So I require skin in the game (average is 5% to 15%) to offset this.