Them having skin in the game ensures they will find you the best help.

You need more skin in the game.

I have thick skin so PLEASE feel free to poke holes in my thinking and show me where I might be off base.My situation: I am mid-30’s with a wife and young child, and we currently rent.

@Edgar Daniel gonzalezIf you have some "skin in a game" cash, you can always negotiate terms with Seller.Or even without cash you can try Master Lease Agreement, to build your credibility????

That is why you will always have to have a good chunk of equity as a DP (skin in the game). 

Will a lender take a percentage of the ARV on the refi and I would not have to put capital down, or do they take a percentage of the current money I have into it for "skin in the game?"

Also, without skin in the game your risk is...well, kinda zero...If you do have zero dollars at risk than I wouldn't expect 50% or even 25% of the profits.

I’m also not afraid to put my skin in the game to assist with financing on the right deal.

Then, after you get the pests controlled, have a good look around the building and have them inspect for holes and areas that may be a problem.About the tenants, don't let them get under your skin.  

The problem you may run into is the the owner finance portion as most lenders want you to have skin in the game.