Then when the property is sold, she excludes the entire gain as a sale of her personal residence ($250,000 exclusion) and she then gifts you the proceeds (nontaxable) saving all of the tax with no 1031 cost or deferred taxes.Just sayin . . . 

These are not typical life insurance policies.If the down payment comes from an existing asset whether it is money from money market, money from savings account, money from CDs, money from heloc, money from selling stocks, money from stock margin, gift from family, money from life insurance it does not achieve a 100% LTV with respect to determining return.  

My brother-in-law would gift his interest in the property to my wife (and we would fund him with an agreed upon gift in return) and then my wife would assign her beneficial interest in the land trust to the LLC owned by her as a single member.

HI @Jyotin GautamShort answer is no in Texas Long answer according to the Texas Real Estate Commission " Under the amended rule, a broker could give an unlicensed person a gift of merchandise having a value of no more than $50 and this would not subject the unlicensed recipient to a charge of unauthorized practice as a broker, nor result in a violation of TREC rules by the broker giving the nominal gift."

And I was very choosy to buy in neighborhoods of new builds that were not saturated with investors I paid more and they were not as cash flow gifted as others who were focused on cash flow my main goal was Go Zone and then when i went to exit 10 years later I could actually sell them easy on the MLS to owner occs and made a little bit of appreciation while my cash flow was neutral to maybe tiny positive but i saved close to 500k plus in personal income tax over the course of 3 years buying them before go zone expired..

In Arizona, for example, STR owners generally aren't required to have a liquor license if they're providing a bottle of wine as a "gift," as long as you're not selling it or charging for it.

Means no seller carryback above 80%.Using gift funds may be an option as well.

Assuming this is from a stranger and you are getting a reasonable price that wouldn't bring gift taxes into this.

If nothing else, offering a small reward like a gift card to their favorite restaurant (ask when they initially sign the lease) helps.

If you do, you will get two gifts: free education for one of your friends, and good karma for helping to grow a community of folks trying to figure out a way to create wealth for their family.* I write this myself and get it out for you all on the same day.