It doesn't sound like you have any "skin" in the game.  

So far hard money lenders still seem to require 20% down for skin in the game.

Here are my options as I see them: BRRRing SFR sounds great, but it will take a significant amount of time to build up enough cash flow to replace my current income.Flipping average priced ($200-250k ARV) homes sounds like the best way to achieve my current income, but will not contribute to overall wealth.Mid-sized apartment complexes sounds like an interesting route to achieve both income and wealth, but it requires a significant chunk of my own (skin in the game) capital - leaving me with little capital to pursue options #1 or #2 on the side.

Throw some skin in the game and pull the trigger.

You need to have a solid understanding of underwriting, assemble the right team (PM, CRE attorney, brokers, bankers, etc), be good at capital raising (which will be no easy task since you haven't done this before), have a strong personal financial statement to qualify for the loan, and finally, have enough of your own capital invested (at least in the first few deals) to convince others you have skin in the game.

Sometimes that skin in the game will count as a major incentive to accept.

If you do this get it legally reviewed for New York State..That way in addition, there is no liability to any of the parties if you can not for some reason perform and doing it the seller may let you do a no money down deal and no legal advice intended.If you have no skin in the game the seller may feel you may not perform as agreed.. etc..Another idea is find a flexible realtor who would considering this type of proposal not many will who are conventional but you may find the ones who understand creative financing.The other advice was right on show deals you have done to show a successful track record and that you have a team of professionals not just you.

want to invest, but can't put much "skin in the game" at this moment.

I'm glad I'm thick skinned when it comes to callers. :)Now y'all go on and have a nice evening!

A little bit of money clues everyone that you have skin in the game.For many private investors, access to funds is not a problem.