Did not see another spot to put application feedback.

Options I’ve seen mentioned:Splitting the gift across multiple yearsStructuring part of it as a loan (and possibly forgiving later)Using a 529 plan contribution (not really applicable in my case but curious if relevant to others)Setting up a trust or custodial structureOr just taking the lump sum and filing the gift tax form, since it would fall under her lifetime exemption anywayThe goal is to use the money toward real estate investing—either as down payments on rentals or possibly paying off some existing debt.Has anyone here gone through something similar?

It’s really hard to know whether those closing costs are excessive without reviewing the HUD or closing disclosure.

Here are a few ways I use them for long-term rentals:Tenant Communication: handling inbound calls, screening applications, scheduling showings, and following up.Property Management Support: coordinating with contractors, managing maintenance logs, and tracking work orders.Back-Office Work: bookkeeping, updating QuickBooks, rent collection records, and reporting.Marketing & Listings: creating property listings, posting on rental sites, and monitoring inquiries.The biggest success comes from training them on your exact systems, not expecting them to build it for you.

But here’s the reality: neglecting your tenants comes with a cost that doesn’t show up on a balance sheet—until it does.Unhappy tenants don’t just churn faster.

The real differences are in pricing models, customer support, and how easy the features are to use.Well-established options mentioned for over a decade on BP:Appfolio (2004): Now focused mainly on large property managers.Rentec Direct (2007): Supports both landlords and property managers.RealPage (Propertyware & Buildium): Buildium has been popular with independent landlords.Low-cost and newer options: RentRedi, Stessa, Avail, Innago, Apartments.com (formerly Cozy), Rentvine and TenantCloud.Almost all platforms offer the core features you need.

This part of town seems to offer more affordable options while still being relatively safe and convenient for students.The goal is to:Provide housing for our daughter and her friends starting January 2026 (spring semester).Structure the purchase as a primary residence, so we can qualify for better mortgage terms.Include myself, my husband, and my daughter on the mortgage application to strengthen our position and meet the owner-occupied requirement.Convert the property to a full rental down the road once she graduates.We think the $30,000 should cover a 5–10% down payment plus closing costs under the primary residence structure, and the property would serve as both a short-term housing solution and a long-term investment.Would love advice from the community on:Does this sound like a smart way to combine student housing with a first-time real estate investment?

If a project drags past your original timeline, do you build in extra holding cost reserves, or do you try to refinance mid-project to save cash flow?

It's very difficult to absorb the costs associated with owning sub $100K real estate, particularly when you are exclusively reliant on 3rd parties.

It’s the hidden costs, the turnover velocity nobody forecasted, the deferred maintenance underestimated in year one, or the management team that wasn’t quite ready for scale.