" Some of us are gifted with intelligence but all of us must earn wisdom." - Don Robers

You are just bored, which is common with smart/gifted children.

The issue is, conventional financing for investor homes does not allow for 'gifts' to be used on the down payment, so my partner can't simply give me the money for me to go take out a loan.

Get a gift or loan from family member in needed or start early.As offen as possible buy more real estate w positive CashFlow only.When the real estate market crashes like it did in 2008 .

Before people on this board started making gift baskets for new leasee's and calling them customers instead of tenants.Pivot?

Engage in any documentation, grant, conveyance, sale, lease, trust, or gift by which the distressed homeowner clogs the distressed homeowner’s equity of redemption in the distressed homeowner’s residence[.]”

We own in the Chicago suburbs and it definitely differs by the town/city.We also owned a rental in Baltimore (in the city proper) and some of the rules were pretty intricate and it seemed that while the resources were in place to support a remote landlord, there were plenty of challenges in doing so.  

If it bothers you, perhaps you could gift your tenants with new slippers come next winter. :)

Sometime online retailers on eBay or Staples will have specials on Lowe's electronic gift cards for 10% off face value.  

Amortized over 30YRs | Instant Equity | Max Cash Flow/Mortgage Fee Sample Scenario4 unit property, purchase price $600,000, Rents per unit $2,500, $120,000 rehab, credit 720, ARV $760,000|6% allowable seller credit | all or a portion of Down Payment can be "gift funds"Total Cost (est.): $720,000Down Payment:  $25,200Loan Amount: $706,959Rate: 2.875%P&I: $2,933.12/mo.Property Taxes (2.5%): $1,250/mo.Mortgage Insurance: $500.76Home Insurance: $250/mo.4 units (renting 3 units): $7,500Carrying Cost: $8,367.76Owner's portion of mtg. payment: $867.76Instant Equity (est.): $40,000** I realize there are other costs to consider i.e. vacancy percentage, utilities, etc., but wanted to give an example to foster conversation.