You should be able to do this as a joint venture with the investor's IRA funds if you wished.

This does not count the numerous local joints that have opened.

They can by taking title WITH a real buyer, privately and jointly or in a business entity, or by buying using seller  financing, close and then sell paying off the seller financed note.

Im now prepping my computer bag with lease option contracts, purchase and sale agreements, joint venture agreements, and any other contract that I may or may not use in the future..

She works from home on our business but technically has zero income, however we file our taxes jointly.

If I currently own the other property in my own name, what is the best legal and low/no tax option to become joint owners?

The bank is really only looking at you for the "joint and several" liability.

(joint and several, meaning all 3 responsible for full rent on the lease)Lease expires soon and new lease needs to be signed, but 1 guy wants out in the middle of the new term and other 2 say they will find a third and keep paying full rent until they do.

I want to wholesale and joint venture with as many people as I can to build my business.  

Open a joint account with the seller, different bank, you deposit the funds, set up an automatic draft to pay the mortgage, the wire funds are from an account with the seller's name on it, should not be an issue at all.