Has he considered a lease purchase, sweat equity, or owner-financing?

if you can't, you can't and don't sweat it.  

As the market starts to turn I should see more success, but for now I have to find the balance between sweat marketing and cash marketing. 

With a lot sweat equity we have dramatically improved our property and raised rents by nearly 20%.

The closest thing to 100% I have come to with rehab included has been partnering with someone with the money as a finance partner while putting all the sweat equity into the deal. 

Obviously i'm thinking we can rehab a property with the labor being "free", so fix and flip could be an option where we could increase our margins with some sweat equity.

I'm looking for ideas on how to structure a partnership for the following ...Money guy (out of town friend that wants to use his capital and wants to be in it for the long run and cash flow)Contractor (will use his skills, network and dealers to rehab properties - plan to use BRRRR strategy)Me (real estate agent that will use some capital, local RE knowledge & analysis, transaction mgmt)I'm struggling with making it work with different parties bringing capital and others bring sweat equity and some bringing a mix of both.

A commercial loan is possible but it will not net me any of my sweat equity.  

No way could I sweat on a valve, or dig a hold big enough to put wrenches down there. 

Usually these are "sweat equity" or rather "sweat cash flow" deals, such as 2-4 unit buildings where owners haven't raised the rents in a long while.