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).

Gift baskets or gift cards for the holidays. 

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

text)-Offer cleaning or linen refresh at 45 days-Send small “thank you” notes or local gift cards for long staysI’ve had guests extend 2–3 times just because they felt cared for.What’s your go-to retention trick?

Future rent increases are gifts, not a business plan.MHA raises rents regularly, but you never rely on it to justify a purchase.Cash flow has to work today, not someday.6.

Basically a gift from him.

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

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.

I focus on cash flow, not appreciation - appreciation is a gift while cash flow happens each month.