But here's the deal, if you and your husband file a joint tax return then for IRS federal 1031 purposes you are both the owner also regardless of who's name is on the deed. 

File jointly. 

Reach out to a local attorney and ask them about setting up a joint venture agreement for you. 

You and your buddies would be jointly and severably liable for damages and rent, which sometimes means that if a buddy of your does something that results in lease violation and eviction, your name will also be on that eviction.

If you are not helping to qualify, you typically wouldn't be on title, so you'd have a separate legal joint venture agreement showing your interest in the property and the splits. 

With the protective coating you know that even if tenants spill water and leave it on the floor you have a much longer grace period before your joints swell.

You have options such as, traditional financing as Nick mentioned but there are other options such as learning how to wholesale, networking with private and hard money lenders, doing a joint venture with someone who does have the capital or connections, etc. 

This could be an LLC jointly owned by the contributors or a Joint Venture agreement, but you'll be thankful for this structuring 5-15 years from now.If you are using OPM to take down a property and you'll be cashing them out, then you don't need a structure like this necessarily -- a promissory note and related instruments can be used and then once the cash-out happens they are paid off and released and you own it pure and simply.

If you bought it as your primary and have lived in it for at least 2 years, there is no taxable gain, up to $250k single/$500k married/joint return...irs section 121.

I've been looking into maximizing performance and one scenario is the idea of building or acquiring a quadplex to take advantage of lower down payments / lower interest rates of a residential mortgage but then layering this with a max value rent by the room strategy.In many places it seems you can have 6-8 unrelated individuals in a home.Is anybody maximizing these joint strategies by building out a quadplex with 6-8 bedrooms per home and then renting out per room?