Looking for any creative input on how something like this could be structured.Taking part of the purchase price of real estate as a charitable donation and using said deduction to lower your taxes is tantamount to sending a cover letter to the IRS with your return requesting an audit.  

Given that I am self employed, a few personal loan options, did preliminary asking about my situation, and they got lost in the weeds with how my real estate income looks so dismal on tax returns.

Or if you want to swap higher returns for lower maintenance you can look in to FIG (fourplex investment group_.

An experienced property manager should minimize vacancy, increase income, and have connections with contractors and other professionals to manage your property well to maximize your return on investment.To Your Success!

When I returned from vacation I learned my partner gave him the full second payment! 

(been working and succeeding since 2008 or before, someone you have experience with, good returns, close to 5yr investment?)

I'll focus on maintaining the property and optimizing rent increases to ensure consistent returns over the years.

Expected return was 15%?  

But, they will be in challenging parts of town where realistically you do not want to own property and your long-run returns will under-perform.I'd encourage you to find a balance of sub-market growth, nearby employment, strong income, and only then a good rent-to-value ratio. 

The bottom line is that past performance is no indication of future returns.