Treat it like a retirement plan, in fact I replaced my retirement contributions with real estate.

So we have "profits" from (a) appreciation of market value (b) cash-flow on rents (c) mortgage paydown via tenants contribution's toward purchase price (hey, what else do you call it when you paid 25% down and tenants paid the other 75% of the purchase price?

Here's a framework I’ve used with clients and in my own deals:Understand Your Total Investment:Break down your actual contributions: $40,000 from cash, $50,000 from the 401k loan, and any additional transaction costs.

One of the big ones is that accounting software can keep track of partners' contributions and partner equity. 

Mark, For all your complaints about people not contributing good advice here... you know the people you're invested with are still raising money and the fact that they've paused distributions, for any reason, is highly important information to any potential investor. 

Here are a few strategies to consider for funding a down payment:Partnering: Like Gregory mentioned, finding a partner who can contribute to the down payment in exchange for equity or a profit share is a solid option.HELOC or Cash-Out Refi: If you have equity in your home or another property, a home equity line of credit (HELOC) or cash-out refinance can provide the funds you need.Private Money: Reach out to friends, family, or private investors who may be interested in lending you the down payment with a promissory note.Seller Second: In some cases, the seller might agree to finance a portion of the down payment as a second mortgage.Live Frugally and Save: It takes time, but reducing expenses and setting aside funds from your income is a tried-and-true method.The right approach depends on your situation and deal structure, but a mix of creativity and resourcefulness can go a long way.

Enhancing the property's curb appeal and ensuring well-organized financial records contribute to a successful sale.

Looking forward to learning and contributing!

I believe all of the remaining clients following me to my independent company shows that the bulk of the value of the company that I shared with her, was based on my contributions.

You also have to find out if they both contributed to the security deposit.