@Nathan G.Books read in 2019:1) Getting Things Done2) Antifragile3) The Big Short4) The War on Normal People5) Good to Great6) The Gift of Fear7) 19848) Long Distance Real Estate Investor9) The Story of Kodak10) The E Myth: Revisited11) Trend Following: How Great Traders Make Millions in Up or Down Markets12) The Book on Estimating Rehab Costs13) What Every Real Estate Investor Need to Know About Cash Flow14) The Book on Managing Rental Properties15) Set for Life16) The Millionaire Next Door17) Zero Risk Real Estate: Creating Wealth Through Tax Liens and Tax Deeds18) Real Estate Loopholes19) Market Wizards20) Rich Dad Poor Dad21) Sleepy Hollow22) The Personal MBA23) On Tyranny2020 Reading List:-Wealth of Nations-The Organization of Industrial Scientific Research-Toms River-In Love and War-Skin in the Game-Extreme Ownership-Best Ever Apartment Syndication Book-Finance for Nonfinancial Managers-The Muller Report-All Quiet on the Western Front-Zen and the Art of Motorcycle Maintenance And whatever else catches my eye...

Grandma contributed $30K into her 529 accounts and $20K in gifts.

Dig deeper and see if RE is a passion of yours or an industry you can freely display your gifts if so you won't feel it as work, because indeed you will have to put tons of work, effort and hours in it and make RE a lifestyle)  

Get a co-signer or gift from A relative for the down payment if needed.

When everyone is buying gifts I prefer to buys houses!!

Get that contractor a $50 gift certificate which is much cheaper than an inspector.

My slumlord daughter just got this from one of her C-class tenants (single mom of two little girls) after giving them a gift cards for Christmas...

They first took too much out of your paychecks, and now they "gift" it back to you.

All of these terms you have brought up... closing costs, ARV, Market Value, and many more "Loan to Value","amortization","gift of equity" and so on. 

They recommended that the parents gift 100% of the property to the child before prop 19 takes in effect.