I think the only way I would go back to hiring a GC would be if I made them a partner in the project so they had skin in the game and we were all working toward the same goal.  

Regardless, I've not met a private lender who would entertain lending to someone with no track record and no skin in the game.

What amount of money down (skin in the game) would investors be looking for from the developers?

What are some ways you can structure a partnership with contractors to ensure some "skin in the game" with buy and sell properties?

If I were the investor I am not sure if I would go for this kind of a deal because I would feel the other guy (me) doesn’t have any real skin in the game.

Work on a thick skin, this is business.

Others see this as a typical deal.There are many ways the sponsor can take their cut of the deal, and you have named the typical ones.The difficulty is making it work with a very small deal.  

I am very excited that my wife and I have now been able to acquire our first and are very eager to learn as much as possible over this next year with the difficulties of property management.

Your 20k could provide the skin needed to get a HML the rehabbed doesn't have.

They tried loan modification but are having financial difficulties and her husband lost his job.