I would just say to keep a healthy distance while focusing on yourself.

That is literally the only thing worrying me, I don’t have the credit or funds to cover a 10–15% cost up front (skin in the game)I do know most HML will want points and other small various upfront cost I can come up with that.. but I would love to get a 100% financed deal under my belt, again this would be my first.

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

Lane Kawaoka mentioned life settlements and that is a healthy return with VERY little risk...life insurance companies have traditionally been rock solid.Edit:The biggest favor you can do yourself is to understand how fees impact your savings. 

Plus I have a thick skin from the Military!

You may have to do a little more digging to find one that will allow you to take out debt so quickly after with non of your own skin left in the game.

$100K is a pretty healthy down payment for a $450K purchase price, that's 22% down and you'd only need to qualify for a $350K insurable mortgage. 

This gives us 2 options for investing.....1) we can give ourselves time to learn and absorb as much education as we can while our property increases in equity until we can pull out a HELOC for our next investment OR 2) do #1 and try to find a hard money lender to fund our next deal and use our property as "skin in the game" when they ask what experience we have.

The down payment required was "Just something to show you have skin in the game." 

Someone with skin in the game.