Quote from @Bree Jimenez: There are many ways to skin a cat, but you should choose one way and stick with it until you figure it out or learn that it's not working.

Potential Equity is not skin in the game. 

I have seen it all.Buyers ALWAYS say they have the money.I find only about 10 to 20% of the time this is the case.I quantify money CASH TO CLOSE as money from a bank statement in the last 30 days from your bank account in liquid funds.Options I don't want to hear:1.POF letter from hard money lender based on appraisal and other factors.2.Funding is coming from partner or syndicate which requires multiple approvals.3.Money is tied up into other closings or another property has to sell to get the funds to put down.4.Other owned real estate they have to see what appraisal comes back at.I have seen before where they have 50k on hand and need 150k.Wait 2 weeks on appraisal for REFI or LOC and appraisal comes in low and they are short 40k.5.Have to liquidate CD's,Stocks and have to time the market correctly to have enough money to close when they sell.6.Money is tied up into a 401k or IRA they need to convert to self-directed.The list goes on.I also get they want to do an inspection.What I do in this case is make them pay a few k upfront as non-refundable option money with a 48 hour inspection.This has them put skin in and perform in a short period of time.I make them wire in the funds to the closing attorney.Jimmy the 2k is alright but I would have given them a very small inspection window to perform or lose the money especially on a hot deal when others are itching to snatch it up.

If someone has no money, no skin in a property, is underwater, and has an unsustainable adjustable interest rate mortgage they walk away and go into foreclosure.

With my experience, HML's still want to make sure you have skin in the game.

I know lenders are looking for high down payments to prove you have skin in the game, but obviously I don’t and trying to gain that.

There are many ways to skin this cat.I require 50% at the time of booking.

All of them require market research, a network, or skin in the game. 

We do lots of JV and have found that the best relationships are where everybody has "skin" in the game.

Let's just say it would take a lot more to get under my skin.