But I want to know if it's possible for me to accept the gift from a friend (who is also a small investor, with cash on hand from his previous professional sports playing days) to cover the downpayment AND THEN split the ownership and the rental income from the property with him?

The most important thing is to find a provider that can be trusted.... start with companies like Pinnacle Investment Properties or Rent to Retirement.

Make it a team sport!

Being that Commercial RE is a team sport getting into some of those circles of people solely focused on the asset type you want to invest may be the avenue to go.

In sports (and life) having goals is paramount to success.

Owning rentals is a contact sport.  

Pregnancy resource center, my local church, rental assistance programs, Young Life, free housing and financial donations to a food pantry, buying 4H animals at the county fair, kids sports, Habitat for Humanity, etc.I recommend separating business and charity.

They would need to revert to a transaction broker/intermediary (like a ref instead of a coach in sports, with no fiduciary duty to and without advising either party).

I am selling the property with Jason Pritchard a local investor who own Pinnacle Investments Fresno

Real estate investing is a team sport.