However, if you're the one with the cash it's not hard to find a partner to be the loan side through a joint venture or similar. 

I would be very careful commercial in small towns can stay vacant for EVER and a Day.just drive through any small town between Dallas and New mexico.. look down the main street.. nice brick buildings 90% vacant then on the outskirts of town a walmart and the associated fast food joints..the resi might work.. and maybe you change the commerical to cheap storage but put NO value in its cash flow would be my advice unless there is some compelling reason you think those would be leased.. if there was demand they would not be vacant would be my thought

So keep it joint until all 3 parties are gone and the keys are returned. 

So I do have a motivated seller the owner had surgery on both knees and need to sell 3 rental properties. 1st is a fourplex $245,000 and 2nd is single family rental home for $50,000 and 3rd is a 2 residence for $75,000.

Seller financing, priviate money, or look to partner with a trusted party who can get the financing and then add you as a joint owner. 

A couple can elect to be treated as a Qualified joint venture.

I am using joint checking and savings account. 

If me and wife own a piece of rental property (joint tenants and not under any LLC), does it consider as pass through entity?

I love the challenge of finding the deals no one else sees, and then making a great profit for me and those who Joint Venture with me.

Specifically, a married couple filing jointly may offset up to $25,000 of passive losses against their “active” income (i.e., wages and salary).