From a bank standpoint, they will have a clear picture of who owns what and has what degree of liability;  however, all of the investors will have to produce tax returns and documents to the bank to show they are credit worthy. 

My credit score is pretty good (700-720) .

I've had a very interesting proposition for a new on the market, higher end, flip property.....A buyer, due to personal issues, has bad credit - but cash in hand.

Low risk and potential to make a sizeable return without using credit or very much cash makes this a very attractive way to invest in real estate .

For the actual payed background and credit, I use mysmartmove which charges the tenant directly.

I am thinking that I would do something with a small monthly rent credit (maybe $100 off?)

I'm using something similar now, i'm purchasing everything on my cc now for I can have cash to close and rehab my property under contract, property will be in my fiancée name, so i'm using up my credit.

I did realize pretty quickly that maxing out my credit cards was probably not the best way to manage my real estate investing, so I canceled the mentoring within a day and got a full refund.  

Be prepared to bite the bullet.

Would you sign him if he got a cosigner with good credit?