Would this strategy work!?

[Jordan Sutherland]

Hey guys, I'm fairly new to real estate investing. I own 3 residential units and am looking to purchase a couple more units this year. I've been inspired by so many people on BP, and I want to safely expand my portfolio rapidly over the next few years. I've seen some very creative ideas and it got me thinking. I have a wealthy family friend that has financed my rentals and he is willing to finance more in the future. Like I said, I want to grow rapidly, and I think finding a way to purchase a small apartment building might be a good way to do that. The only thing is, I don't have the money for such a large purchase. I'm thinking about asking my friend to go in on a deal with me, and I want the terms to be very favorable to me, while still being lucrative for my friend as well. So here's my idea: my friend and I purchase a small apartment building for somewhere around $400,000-$1,000,000, that has around a 8-10% cap rate. Together, we put 25% down and finance the rest through a bank on something like a 20 year note. I want to only be personally responsible for a quarter of the down payment (25% of 25%), while my friend pays the remaining 75% of the down payment. I'm a licensed Realtor and my family owns a property management company. I would do all the work to find the right deal, and I would be responsible for management of the property. I would only want to do this on a property that I know we're getting a great deal on. I would want 50% ownership in the property, and 50% of the cashflow , after we have a good amount of reserves set aside. My friends initial monetary investment will be 3X what mine is, but it will be completely passive for him. He is a very wealthy man, is not greedy whatsoever, and is perfectly content with a fairly small ROI (4%-8%) , on passive investments that he views as safe. Would my small down payment and "sweat equity" be worth 50%, or am i just dreaming? I would love to hear your opinions!! Thank you for taking the time to read my post and any creative ideas or suggestions will be greatly appreciated!