I think almost all investors, including myself, would be reluctant to loan 100% where you have zero "skin in the game".If you can't save a few thousand dollars to invest then you're probably not ready to jump in yet.Also, what is your plan to cash them out?

He found a GC and they are building two spec houses, the GC is has some skin in it as he's fronting some of the costs on the builds, but getting a share of the profits.

@Greg H.There is always a different way to skin a cat...Just sayin...done correctly the idea WOULD work....is it risky?...

@Beth Cannon I would advise against offering a full month of rent free because you want tenants to have more skin in the game than just a deposit.

Would this be a good time to seek that out private money for 12-15% with as much skin in the game as I have, or would it better to seek out conventional financing after the single family is complete?      

At 20% down, that's your skin in the game, IMO a motivated seller should be accepting that.

But there are many ways to skin a cat and everyone's situation is different.

I'm a conservative investor, so when I invest in most real estate asset classes I prefer sponsors that have at least one full real-estate cycle of experience, little to no money lost, low leverage, and high skin in the game.And there is an apartment operator that has multiple real estate cycles of experience (decades) with no money lost, low 65% less LTV, and high 10%+ skin in the game.

No skin in the game.

My plan is to "wholesale a mhp," so that I can have some "skin in the game," as it were, for buying my first park.