If you do, you will get two gifts: free education for one of your friends, and good karma for helping to grow a community of folks trying to figure out a way to create wealth for their family.* I write this myself and get it out for you all on the same day.

We just had an amazing holiday celebration with food, drinks and bunch of gifts - that was free.

It'll be  My gift to myself on my next closed deal!

If she wants to gift that back to you using annual gift limits that is fine. 

In Arizona, for example, STR owners generally aren't required to have a liquor license if they're providing a bottle of wine as a "gift," as long as you're not selling it or charging for it.

Why not send it to collections and if you collect in full you can always gift some of it back.

I had a lender pair up with me and he buys the gift card and I give him the information.

@Shane BoydMany realtors have that gift of gab which lends itself to gaining listings and clients and doing a great job of pointing out the pros and cons of a property as a primary residence but don't have the business acumen, delegation skills or straight up "cojones" that flipping takes.  

I have contact with my tenants on average twice a year, once to send them a Christmas Thank You gift for being a good tenant and I allow them 1 complaint a year!

Give her a gift certificates to a nice restaurant. ($50).