For example, if I found a smoking deal, turnkey $100k property, the lender wanted some skin in the game from me and require $25k down from me, I want to be able to get that $25k back as soon as possible.

It's great to hear from people with skin in the STR game.

Note that I do not put a lot of time into due diligence until the "contract to hold" meeting, when they put some skin in the game.At the "contract to hold" meeting, I collect an amount equal to one month's rent.

Anymore, they want skin in the game and require separate closings.

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.