They need to have some skin in the game if they expect you to take on some risk. 

I wait to do the inspection after the documents because it costs me about $500 and since the sellers don't have any "skin in the game" at that point, they can just refuse to negotiate post-inspection and I'm out half a G.

It is legal, but you are hindered by title company private policies and other things.It is not impossible as proven by other BP members, but difficult.There are other ways to skin the cat.

However, I generally collect a deposit so that they have skin in the game and less likely to walk away.

@Glen Hark, i think now they have the slate finish or a couple of other SS finishes which emulate brushed nickel texture. and yes, your biggest enemy is dents, then a scratch pad (just try to get after tenants that scratch your SS appliance, since it's still functional....)a different approach could be: check your market what is used, then step it on one notch in wow-features (kitchen and baths sells/rent homes; you have to wow the lady/head of the family)-edit: also Memorial Day is close so maybe you can get less than $400....

It's out hard earned money, so looking for someone who has skin in the RE game also to offer us better advice/strategies and future planning.

Your background, experience, skin on the game and of course the numbers...will certainly influence the JV process.Find the deals and the money will follow.Whats your exit strategy?

I know very few lenders or equity investors who are willing to do deals with the principal has no skin in the game.That's why you're having trouble finding educated investors for your deals...

What you may want is a partner, will you have skin in the game?

The monthly payment is only 270 and it is really no skin off my back to pay it.