Ask father-in-law for a gift of equity.

I am also planning on taking on more debt to be used to improve the property we are looking to purchase, whereas the partner with the 1031 exchange would not contribute any additional capital following the purchase.Philip, there is going to be some gift tax issue here if you do ITC the way you are describing it.

My grandmother gifted me the 70 acres about a year ago.

And then I would surprise my tenant with something nice for them, thank you letter and gift certificate for dinner, something just to say thanks for working through things to assure on-time rent payments (yes, VERY good business, it's called CONDITIONING).

The bank will pay attention to where the money came from though, so if you need to split the downpayment, you may want to get that money deposited (or "gifted") to your partner well ahead of time. 

I do not get any money from TurboTenant, nor am I an owner or investor in the company.They have a referral program where they will send me a $25 home depot gift card for a referral - you don't have to use the referral codeStessaStessa is a website that I use to track all my expenses.It is another free site and you can pull reportsYou even can upload receipts.Roofstock recently purchased StessaCompletely freeZillow Rental ManagerI use this to collect rent.Free for the landlordTenant only pays a fee if they use a credit card to pay rent.

In the cases I've identified, all of this agent's listings are over $1M.In one case, this agent was 350 sq. feet short which, based upon the sale price, represented a $100,000 gift to a buyer.In another sale, this agent was 700 sq. feet short which represented a $210,000 gift to a buyer.Has anyone heard of this practice?  

@Deniqua AntoineYour profile mentions that you are a realtor + househacking.If you are a realtor, you want to have a conversation to see if you are eligible for Real Estate Professonal Status(REPS).Below is a sample of expenses that realtor's are eligible to deduct - MLS Fees, Home office, Mileage, Business Gifts, etcHouse hacking makes your tax situation more complex.You purchased a property that is treated as both an investment property and a personal residence.

They can also give you a gift of equity and pay your closing costs, thereby no costs to you. 

Placing your daughter on the deed is a gift under gift tax law as you are creating a joint tenancy.