Lenders want skin in the game when doing value-add deals, even if they are lending at high leverage. 

Yep, plenty of ways to skin this cat.

I could be wrong but I think you will have a very hard time finding a bank that will lend to you with no liquid cash to bring to the table.... no skin the the game some might say. 

They have more skin in the game then you do.Make sure you get clear title.

There is no shortage of people who will help you, but they aren't looking for you, you need to look for them. networking is NOT a natural talent, it's a skill like any other that you get better at with practice. 

Right now I'm in Eureka , CA though with spectacular weather so I'll plant something a bit more exotic in my current job :D Rhododendrons grow naturally here with no watering! 

One of my biggest challenges is overcoming my naturally pessimistic nature. 

@Michael Spindler ideally you bring him the deal and you put your own skin in the game.

Bathroom lacks any storage)- Open up kitchen to living room via wall removal, creating breakfast island w/ more storage (unit is approx 650sq.ft. and kitchen has very little natural light)

I'd never want that much skin in the game before even seeing the property.