How do I purchase property from family below market value?

[Dylan Hardy]

Hello everyone!

I have recently began preparing to invest in real estate, and am trying to understand the best way to purchase a home from a family member below market value. I have done some reading, and I understand the concept of a "gift of equity", which I think could allow me to use some existing equity as a down payment for my own mortgage on the property.

Here's what I am thinking:

Appraised Value: $140,000

Family member's mortgage balance: $90,000

I purchase for: $112,500 (Pay off $90,000 mortgage, plus $22,500 down payment (20%) from gift of equity)

Cash out of pocket: Closing costs

Equity after closing: $140,000 - $112,500 = $27,500

I am wondering if anyone is familiar with this process, especially in MN, and could let me know if that scenario makes sense. Also I'm hoping to shed light on the following questions. I understand I will need to consult a CPA and likely an attorney, but I'm hoping to have a general understanding before starting those conversations. 

- Would the gift of equity in this deal (according to IRS) to be $22,500 (purchase price less existing mortgage) or $27,500 (appraised value less purchase price)?

- Would my family member have a gift tax liability? I understand there is an annual exclusion amount for gifts, but if you are under the lifetime unified credit amount, are you excluded from a gift tax?

- How quickly could I use a HELOC against my gained equity to fund another real estate purchase?

I would greatly appreciate any thoughts, advise, or stories on this subject, and look forward to discussing and contributing to the great resource that is Bigger Pockets!

Thanks!

Dylan