My name is Tes and I'm looking for some advice or guidance on how to properly structure a gift of equity for two homes I'm purchasing directly from my parents.Here are a few details:- There are two properties -- one in Raleigh, NC and the other in Jacksonville, NC.- Both homes are currently owned by my parents and I'll be purchasing directly from them.- These will be investment properties, not primary residences, as I currently live in San Francisco, CA.- I've already started the pre-approval process with a credit union based in North Carolina, but I'd love some help understanding how to structure the gift of equity correctly for investment properties, what documentation may be required, and if there are any specific limitations or tax implications I should consider.- My goal is to close on both homes by the end of the year or early next year.If anyone has experience with gift of equity transactions for invest properties -- especially in North Carolina or involving out-of-state buyers -- or can recommend a loan officer, lender, or real estate attorney familiar with this setup, I'd really appreciate your insight.Thanks in advance!

Florida is down almost 15% and Texas is following the same path.I bring this up because at a recent meetup some investorswere telling me they are willing to pay full price to beat the competition.That's an insanely bad move right now unless you're willing to come out of pocket to cover expenses to try to keep those houses afloat.Stop speculation for the love of the real estate gods STOP.The only time you lose money in a real estate crash is when you sell in bad timing...BUT you must remember that deals are only deals depending on how they were BOUGHT, not how they were SOLD.Heck, even in Denver the smartest investors I know are buying at even deeper discounts because they know DOM are going to be longer than expected.Get better at sales, get better at marketing, don't be romantic on any one market and we will survive. 

.💻 Office Supplies & Software – Including bookkeeping tools, printers, and even part of your home office.Creative Ways to Give Back — and Still SaveGiving back can also be tax-deductible when done thoughtfully:🎁 Tenant Appreciation Gifts: Small gifts such as gift cards, snacks, or holiday baskets (under $25 per tenant per IRS rules) can be deductible as a business expense.🏘️ Community Donations: Contributing to local charities, shelters, or community events near your property may be tax-deductible if donated to a registered nonprofit (501(c)(3)).🧤 Property Improvement Drives: Donating old appliances, furniture, or materials from renovations to nonprofit organizations like Habitat for Humanity can qualify as a charitable deduction.Pro Tip:Before December 31st, review your receipts, invoices, and bank statements.

Just be sure the transfer from your mom is set up properly, since how it’s done affects your tax basis and any potential gift issues.

You can get a gift from a friend or family member for the down payment or closing costs as well.  

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.

When you get your money, buy me an island in the Caribbean for a Christmas gift.  

Check all the boxes before you jump in blindly.From a tax perspective, this could go a few ways.If he sells to you at a discount, the IRS may treat part of that discount as a gift, which could trigger gift tax filing on his side.

Provide snacks, bottled water, premium coffee, s'more kits, maybe even a small gift. 

What’s happening now is simple: buyers still want Knoxville, but they’re no longer forced into win-at-all-costs bidding wars.For investors, slower velocity is a gift.