Unless you qualify as a Real Estate Professional (which has strict requirements), your rental losses can only offset passive income.

In Texas, as a licensed agent, you’re generally required to use TREC-approved forms for real estate transactions unless an exception applies, like (I believe) leases longer than 1 year or where no TREC form exists.

We also have investor loans that only require 5% down on new construction investment properties.

I believe the requirement is 25% down for foreign investors.

CORRECTION from above statement(s): Many Lenders will NOT require you to be a Personal Guarantor of a loan your partner gets.

And I believe they require 30-40% down. 

No personal income or tax returns are required.

Portfolio loans generally have a minimum number of properties that are required such as three.

What she did requires that she be licensed as a broker or RIA.

Most individuals can originate the debt these projects require as well so its not as if your signature is opening the doors to properties these partners couldn't purchase on their own either.