@Brian Crimmins I've done both VA loans and MFR purchases with clients.VA loans:  100% financing makes it easy to buy, but gives you zero skin in the game aside of a minimal ($500) EMD. 

there was the case in Washington with Joe Kaiser. who got under the skin of the WA AG and they went to war and guess who won that battle.. these folks now probably learned their craft from Joe and or are disciples of his.. like the hooked on overages folks in the mid west.But I have seen folks get some decent paydays but if your not set up with full blown accurant skip tracing a bull dog on the phone and then know how to maneuver a hostile county tax collector its a waste of money.

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?

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

The lender will indeed want to make sure that YOU have skin in the game, and bear in mind if you put less than 20% down there is likely to be required mortgage insurance on the loan which is an additional payment on top of your principal and interest.Having said all that, you DO have options for buying that duplex, especially if have people like your mom who willing to lend you that money for the deal, but I highly recommend talking with a seasoned mortgage professional here on BP to get the specifics and someone who will shoot you straight about it.Lots of people get started investing partnering with parents.

Figure we'll do a couple house hacks to get 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.

Typically, it's best to have some skin in the game by putting a down payment, which helps your cash flow.

I have thick skin.

You need thick skin in RE.A mentor who has a mentor means you may have selected someone who should not be teaching anything unless it's free, depends on what they are being mentored in.