Your market is more suited for cash-only investors who can jump into a $120k property with $150k, and they aren't bothered by the $20k return because to them, it's all cream (i mean you pay maintenance, repairs, and taxes, but you know what I mean).Please don't use 50% analysis to actually look at the viability of a property.  

They want 'skin in the game - which I get but unfortunately I don't have.  

Of course, they don't have any "skin in the game." 

Risk can be mitigated with collateral, so unless you've got more skin in the game in terms of finances, or real property, you should not receive more value for your money than any of your partners.

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

Get a tougher skin. 

How do we know who is making these calls and where they get their info....do they have any skin in the game?

Purchase Price $415,000 (Acquisition + Skin in the game )ARV $550,000Rehab $50,000Max Loan $385,000 ( .70 x ARV )Acquisition $335,000 ( Max Loan - Rehab )Skin in the game $80,000Purchase closings costs $5000Purchase Points $15,400 ( 4 points x max loan $385,000 )Money Needed upfront $104,000Holding Costs for 180 daysGas + Taxes + Interest ($28,479) + Water + Electricity + Insurance ~ $34,671ARV or Sale Price $550,000Less Realtor Commission @ 2% $11,000 ( I will be listing it on my own )Less Hard Money Loan $335,000Less Holding Costs $34,671Less Closing Cost  $7000Net Proceeds $162,328.00Did I do these calculations correctly?

I know hard money wants skin in the game.

No one I deal with or would want to deal with would I deal with if they didn't have some skin in the game.