Quote from @AJ Exner: It depends on the lender, so giving them a heads up is good.Most of the programs that I am aware of will allow you do utilize only 50% of whatever the 'gift' is.

Quote from @Kevin Mohr: I spoke with them about their VIP program out of curiosity. 

They also have a course and program on apartment investing.

They then could use a program to cross reference that information and then analyze it.

Others can do 90/100 or 100/100 menaing 100% of purchase up and 100% of rehab, maybe 70-75% of ARV, the 100/100 programs often higher cost, likely 3-4 points +. 

There are a lot of factors that we look at and there are a wide variety of loan programs for different situations.

Take care of your VIP clients that refer or transact multiple times.

However, if your property checked all the right boxes (and given your strong credit), there is a program that executes well and is at the terms below. • 6.075% rate• 30-year fixed• 5 year PPP (5/4/3/2/1)• 2 point origination (or 6.225% for 1 point origination)• $1,495 underwrite/admin feeHopefully this gives you a good idea of the different terms that are available out there. 

I opened it back up today and saw their answer to my question, they just said I could add a credit. 1. that does not solve the problem of it automatically adding inaccurate information, it should instead prompt me to do a security deposit return - so I can add any charges, this seems like basic functionality for a program that is specifically designed for rentals.2. now I can't find the transaction again and can't remember where I found it in the first place (though I do remember it was in a weird place).

My investment philosophy is always "go with the geek" not the salesman (especially those who brag on social media or have a training program) - note this comment is not about this sponsor as I know nothing of them, just stating my rule of thumb.