I think the bigger issue is that you're looking for 100% financing with virtually no skin in the game.

As for a hard money lender, I talked to a couple and they want some "skin in the game" which I don't have or a 25% down payment which I also don't have now. 

WILL COLD CALL WITHOUT GETTIING MY FEELING HURT JUST GIVE ME A LIST (what do I gain; experience, confidence, entertanment)Trying to' help my parents get in a better position.My parents have paid off their trailer with land.they have .4 acer, would like to fix current trailer to rent out (2 bd 2 bath $875/month)so they would be able to purchase a newer more comfortable one to live in. eventually moving out and renting both units to add to their retirement funds. rent under $900 around here is impossible to find.only reason for not building is because of lack of experience and upfront $$.THICK SKIN 29 YEAR OLD WITH A LONG TERM GAME MENTALITY. 

There are multiple ways to skin a cat…I know, kind of an odd headline for a BP post on an ordinary Saturday morning LOL, but I think it works alright!

I'd ultimately like to work with and meet with people that would like to act on a deal together (i'm also willing to put skin in the game).

I have thick skin.

Lenders want you to have some "skin" in the game.  

You are taking all of the risk in this transaction - 100% owner financing for your buyer, no skin in the game on a turn key investment.

You need a seller who has capacity, powers and authority to pass marketable title.Judges hate intermediaries unless they have skin in the game or are a licensed professional fiduciary.Did you check for equity?

there was the case in Washington with Joe Kaiser. who got under the skin of the WA AG and they went to war and guess who won that battle.. these folks now probably learned their craft from Joe and or are disciples of his.. like the hooked on overages folks in the mid west.But I have seen folks get some decent paydays but if your not set up with full blown accurant skip tracing a bull dog on the phone and then know how to maneuver a hostile county tax collector its a waste of money.