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

If you have a good amount of money in your 401K or Pension, have a stable job you don't plan on leaving in 5 years, or don't plan on retiring anytime soon, you can take out a loan from both or either of those retirement funds to use as capital and invest with it.

Our objective is to eliminate water / humidity near the building foundation and also get rid of these hedges that just trap leaves and trash beneath them.

Im trying to get my first flip going in the San Antonio Texas area I have some money saved up but my question is how hard is it for qualyfying for a hard money loan and has anyone used one as means of flipping there first property how much do they usually as for skin on the game for first time fix and flip ... also any good recomandations of some you might have worked with  

Partnering could also mean they bring 50% of the money rather than $50K, leaving you money leftover for another investment.  

Unfortunately our rural towns have been dying since the 50s/60s - which is sad as there are lots of cool and fascinating places - but it all happens slowly - first a large employer leaves, or maybe there's a farming crisis, tax revenue decreases, then folks with younger kids move away or the younger kids grow up then they immediately leave then never come back, then the schools start to die, then the schools close, then no one wants to live there, then the local hospitals or clinics lose fed or state funds then they close, their workers leave etc. 

So if this tenant leaves "legally" at the end of the leave, you're could lose 13 days rent.

I feel that would leave me with no debt and in a position of flexibility. 

The terms with the seller is he is selling at 280k with 25k down (less than 10% down) leaving me with 255 left at a 5.5% 20 year pay down term.

Until you build a track record with a private lender they will surely want you to have some skin in the game so there's that side of things you have to resolve with them.