I'd guess there would have to be full disclosure and if the lender was willing to work with me could end up being an excellent investment.

Ok BP universe.I really need help on this one or I’m going to lose my mind.This post is aimed specifically at the people who are very familiar with either JV funding/ Partnerships, private money or all 3.The names and details have been slightly changed to protect the innocent (and also so I don’t possibly violate my non-disclosure).  

In my ad or disclosure of terms to be considered, I let people that they should be willing to take a background check to be considered.

US Dept. of Justice on Realtor Rebates        https://www.justice.gov/atr/rebates-make-buying-home-less-expensive         https://www.justice.gov/atr/competition-and-real-estate-state-31                                                                  FREC (Florida Real Estate Commission) Rule 61J2-10.028 paragraph (2)The sharing of brokerage compensation by a licensee with a party to the real estate transaction (i.e. the buyer or seller) with full disclosure to all interested parties is not considered a violation.Facts: Seller Concessions to pay for Buyer's closing costs and prepaids are NOT the same as REALTOR REBATE. 

Disclosure:  I'm a partner in a TK firm here in Indianapolis.  

There is a form called the agency disclosure form that outlines exactly who owns what & who is being represented by whom.

Since most counties take a while for that to show up on tax record, it is generally OK to use the HUD or Consumer Disclosure as proof of your closing.  

I assume if you do not have a business license this is okay to do under your name, but please correct me if I'm wrong.Create/Gather all forms such as lease agreements, rental applications, acceptance letters, denial letters, move in/out checklist, pet policy, lead paint disclosure, rules and regulations, deposit receipt, legal notice to pay or vacate, legal notice to comply with lease, notice for landlord to enter property, instructions for move-out, disposition of deposit.

I call it like the Paul Simon song 50 ways to leave your lover.. the disclosures in these docs are 50 ways you can lose your money.they ABSOLUTLY will not protect the sponsor from lawsuits.. maybe from judgement.. but if and when a deal craters.. plaintiffs attorneys will sue .. there are firms that specialize in it.. they will find something wrong.  

What you need to do is explore all your options but you have to know what those options are.The good thing is you have started exploring those options by posting your question here.You need to go further and educate yourself.Brandon Turned wrote an excellent book on creative ways to fund properties.The title is : Investing in Real Estate with No (and low) money downFor full disclosure, I have no connection whatsoever with Brandon Turner.