I see my 'skin in the game' as the money I'm putting into the rehabs, but I don't think that will do

Was all 100% legal, no funny business, just needed to find a way to get around the game. 

Maybe you need some skin in the game to get you to take action.

@Steven Gilbert Credibility and experience are the name of the game.

What changed the game?

Once someone tries to break in, and there are signs of forced entry the game changes and you have to protect the property in a legal/criminal context. 

If you are gonna go out of state, do yourself a favor: either purchase at least class B properties that are above the median house price (not sub $100k properties) or find a boots on the ground partner (who ideally runs a property management company) and give them part ownership in exchange for managing your properties so they have skin in the game.

The point you raise does raise question why they got out of the game?

That being said, STR is a whole different game than LTR, and usually involve a lot more work or a larger expense to pay people to do the work.

Its very common for me to get hired for something early in the game and then I end up finishing the rest of the house.