I think furniture is a good analogy: If I wanted a beautiful dining room set, made out of hardwood, stained specifically to match woodwork in my home, with a lot of hand-finished touches and intricate detail work, I have two options: 1.

if you believe people are going to invest money with you in a blind pool, letting you choose the investments, pre fund your potentional deals before you identify them, and then allow you to use "new money" to cover "old money" loses, you are far off base.IF you are able to convince someone to invest in one of your deals (unless it's your father whose essentially giving you a gift), they are going to want to know the property their money is buying, what percent ownership they get for the money vs what you get for finding and structuring the deal, and how the profits, income, or loses are allocated.  

Regarding down payment- Is a gift from a family member possible? 

@Jacob Stone FHA does allow "gift" funds.  

What the Japanese CPA said was that I can fund it without incurring a gift tax (on the Japanese side) as long as the title of the trust does not contain my name and my wife's.

Is it possible to mitigate the US federal estate taxes, gift and inheritance taxes through proper planning well in advance?

Is this <clutches pearls and shudders in horror> gift funds or an outside investor?")

Usually is only 3% of purchase price which can be gifted or claimed as sellers contribution.

If you have the gift of gab that can also give you a chance to take a peak inside during your due diligence period.With how competitive the market is many might stay away from that type of deal and it gives you a chance to pick up a decent property.

I have a commercial property that was gifted to me in my LLCs name via Quitclaim deed.