They have no skin in the game at all.The PM should have REQUIRED the deposit from you if they have the executed lease, otherwise how can they account for it on move out?

It may be good to make them partner because they will have skin in the deal. 

You can always put some skin in the game while still having private investor(s) involved. 

The county may not allow the entire surface area (square feet) to be used in the calcualtion for the number of houses.

First of all, most hard money lenders are not going to lend you 100% of the purchase and rehab cost - they expect you to have skin in the game and put about 20% down. 

That newer asphalt, or when it is resealed or newly striped, looks pretty sharp (but then you have some costs and maintenance), but I am not sure the attractive lot would bring much more in rent nor would gravel drive off good tenants.Finally, I shovel snow with the body sled type shovels and it would knock me out without a smooth surface underneath like asphalt or cement, so with gravel maybe check how that would work with your snow removal system (be it shovel, snowblower, or plow truck)...probably gravel best fit for plow truck...Best of luck

I would not utilize anyone who did not have some skin in the game within the area.

With investments, banks have to see much more skin in the game to justify the risk, especially commercial.Hope this helps!

Most HML lenders want you to have some skin in the game.

The problem you have is that even if you meet the down payment banks will want your "skin in the game"  meaning they will only do the deal if you are putting in cash.