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.

On the other hand, someone who is single or simply without kids may be ok renting and building wealth through investments.... 1,000 ways to skin this cat.  

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

Here they get a dozen calls by 10:00 in the morning the day it expires, you’ll need a tough skin and good game to make any progress at all.

I've also considered the idea of rehabbing the place while I lived there so that increases my partnership value.Theoretically would anyone find value in this trade off to get a lower down payment and have an unlicensed  "contractor" with skin in the game and a personal desire to do a good job rehabbing?

Most private lenders are going to want you to have some skin in the game, or they are on the hook 100% for your deal.

Will never ever goo back to just first/deposit.From an underwriting standpoint, the more skin in the game the tenant has in it from the beginning the easier it will be for the landlord to have them fulfill the obligations of the lease.

Nonetheless, most Sponsors do have skin in the game - their reputation.

If you have skin in the game I think a Hard Money Lender will be able to fund the Rehab.