@Gregory Schwartz I have a unique case here so let me explain.

Chicago is off the table.

I feel like I need to have something to bring to table to also help mentor.

You could find a lender that can go up to 80% LTV, thus even if there is this amount of closing costs, you still are ending up not bringing any money to the table, and essentially financing the fees. 

But I’m open to approaching it differently, maybe with a unique commission structure that offers a hands-off approach while helping them with the gaps, like pro photos, MLS access, a quality CMA, and paperwork.Updating the BiggerPockets crew on the local market is another great idea.

There is a unique tax deduction in the US called a “conservation easement.”It was designed by the IRS to encourage real estate owners to make pristine land, that could be enjoyed by the public, a conservation ground, and thus un-developable.In return, the landowner could treat the act of granting a “conservation easement” as tax-deductible.

However, with the market booming and prices high, I felt it was too risky to put all my chips on the table for a single property.

Who is contributing and covering what and translate to big $ at the closing table. 

Your situation is unique and so is your partner's and we don't know what it is.

You can also structure your offer with I know at least a 2% seller credit so that you can be paid at the closing table when you're buying.