JVing with people with no cash but good credit

[Brit Foshee]

So here's my situation- I've slowly built a decent portfolio with decent cash flow. I'm starting to run into roadblocks primarily with my DTI being too high to lend on. I've got plenty of cash on hand. Seeing my success many friends have asked how they can "invest" with me or get started in real estate. Many of these people have little to no cash on hand. My question is can I leverage their interest in real estate as well as their good credit to JV a deal. As an example-I front the cash for the deal, we cosign on a loan, they pay me back the cash for the down payment through the cash flow of the property. I win because I have more cash flow, they win because they get into real estate with no money down. Would a bank do something like that ? ***I understand the risks associated with consigning a loan. Thanks for your input. Brit