How to get the 20% down payment with no money

[Alex Smith]

Ive found the deals but I do not have the 20% down payment. 

I have found a partner to give me the 20% down payment in return for half of the cash flow. 

Issue is the lender states my partner must be on the mortgage if he is brining the 20% down. My partner does not want to be on the mortgage. There must be a way around this? There is also the dilemma of 40K being deposited into my bank account and being a red flag. 

Would love some input on the above.