I seen online gift funds can be used with after 10% of my own money.

Your parents could gift you equity in the property without triggering gift tax, as long as the value of the equity doesn’t exceed the annual exclusion limit ($19,000 per parent in 2025).

You can also take out a loan/Heloc/other or use a friend or family member to "gift" the temporary funds and pay them back from rent, sale or refinance.You can exit a current home and transition it into a rental and buy a new primary with less money down 3.5% or 5%.If you ever need some additional advise or need more tips or loopholes feel free to reach out check out my profile or send me a quick email. 

Thanks for the tips Ashish!

Any tips from active flippers would be really appreciated.

That time frame also prepares buyer in case they need to have a certain reserve requirement or gift funds.There are also some tricks and loopholes that can make or break the transition and the timeline.

But at what point did you consider yourself at a "tipping point" or at a good spot to invest in a 2nd investment property and how did you go about doing so?

Gift baskets or gift cards for the holidays. 

I’d love tips from others in similar markets:What platforms or methods have worked best for attracting quality tenants in small towns?

Hi @Linda Cunliffe, If you sell to a relative below market, the IRS treats the discount as a gift, not a deductible loss.