Good or no good - potential self creative financing strategy

[Sophia Villebro]

Hi! I am tryin to figure out a creative way to help both my buyer and myself (as an investor) in purchasing a home and using it as a long term rental. This may be a high risk in itself just because they are people we are friends with and the tenant would be their son, gf and their two little babies. 

We have already had her go through a lender to try and obtain an investment loan. (actually 2 different lenders, both gave her basically the same result). Long story short, the numbers dont work for her.  She does have a pretty hefty down payment she can use.

I was thinking maybe through a wholesale opportunity I could try to get the type of single family property they want or as close to it as possible and use her down payment funds as a "gift" to get the property and pay the difference through a hard money loan or something along those lines. I would be the title holder and the one doing the transaction. 

First I am not 100% this is even a good idea. Second, I am not sure how to make that work to make sure it would benefit both of us. 

Any advice, suggestions or maybe a better strategy to try would be very helpful. 

Thank you.