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?

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?

In one he checked the box on the application that said he or no entity he was involved with had ever file for bankruptcy.

You can even request this data directly from applicants if your current tool doesn’t provide it.Thorough screening isn’t about price — it’s about protecting your investment and reducing future headaches.

So as the landlord, how do you determine the fair amount to charge.  

I own a 1,200 sq fit 3/2 house in a desirable area for a tenant & I aim to charge $1,500 rent currently. 

If I go to one of the local tax pros in town, they'll charge around $500-$600 to do my tax return if I have mostly just W-2 income and a rental property. 

@Ian Gilligan  a utility cap is something you put on something like your electric to limit it so that if someone exceeds normal use by a lot you charge them.

@Paul De Luca we've been dropping rents, and getting prospects to show up, but we're having a tough time getting past the application stage to lease.  

Fees vary, but expect a few grand between permit, plan review, impact fees, and utilities.My advice — do a pre-application meeting with the city or county before you close on land.