I am guessing on the tax piece, not trying to sidestep the IRS but rather massage the partnership in order to maximize for both, since one partner is getting all of the tax benefit could the profit for the other partner become a draw of sorts?  

That is why I keep adding to it and enhancing it all the time.

I am always trying to enhance my DD skills and would love to see what others are doing.

For example a common strategy in real estate investment is to find a well performing asset with a good cap rate (i.e. good property level return) and further enhance this return by financing/leveraging it so as to yield even higher CoC (i.e. investor level return).So conceptually we can say that when Leverage = 0 then CoC = Cap Rate.

To enhance our understanding, we are seeking connections with local brokers, lawyers, contractors, and professionals experienced in working with foreign investors.

Not necessarily much, but there will be some post-purchase repairs, vetting of applicants, and ongoing maintenance and tenant massaging. 

Could you upgrade the property to improve rents / reduce maintenance / reduce vacancies / and even enhance equity during your hold period?

I agree with the previous responses, your best bet is to purchase a home that does qualify for traditional financing, there are down payment assistance programs available that can help enhance your 10%. 

I realize I could always make a lower offer to enhance the returns.

These include operating a country club, golf course, massage parlor, hot tub facility, suntan facility, racetrack or other gambling facility, or liquor store.