Loan to Value is another drawback, I am going to be looking for a min of 25-30% skin in the game on a purchase and 30-35% on a refi. 

I think the bigger issue is that you're looking for 100% financing with virtually no skin in the game.

As for a hard money lender, I talked to a couple and they want some "skin in the game" which I don't have or a 25% down payment which I also don't have now. 

WILL COLD CALL WITHOUT GETTIING MY FEELING HURT JUST GIVE ME A LIST (what do I gain; experience, confidence, entertanment)Trying to' help my parents get in a better position.My parents have paid off their trailer with land.they have .4 acer, would like to fix current trailer to rent out (2 bd 2 bath $875/month)so they would be able to purchase a newer more comfortable one to live in. eventually moving out and renting both units to add to their retirement funds. rent under $900 around here is impossible to find.only reason for not building is because of lack of experience and upfront $$.THICK SKIN 29 YEAR OLD WITH A LONG TERM GAME MENTALITY. 

There are multiple ways to skin a cat…I know, kind of an odd headline for a BP post on an ordinary Saturday morning LOL, but I think it works alright!

I'd ultimately like to work with and meet with people that would like to act on a deal together (i'm also willing to put skin in the game).

I have thick skin.

Lenders want you to have some "skin" in the game.  

You are taking all of the risk in this transaction - 100% owner financing for your buyer, no skin in the game on a turn key investment.

You need a seller who has capacity, powers and authority to pass marketable title.Judges hate intermediaries unless they have skin in the game or are a licensed professional fiduciary.Did you check for equity?