I’m taking that to mean she is gone (minus the gift she left behind)?

If there are tax implications, I was considering whether there is a viable strategy to minimize taxes through gift tax exemptions.  

You can gift him the entire down payment plus closing costs. 

Ill send you a gift card or in person. 

For my owner occupied home buyers, I usually get a gift related to celebrating the excitement of their new home.

You have been compensated with the gift of knowledge. 

If you can help me out I’d be happy to mail you a gift card or help you some other way if I can, in appreciation of your time.Over the past 8 or 9 years I’ve acquired a handful of rentals in Seattle suburbs and south of Seattle but I’m currently setting up my first rental inside Seattle limits, the remodel will be done in a week or two.  

Ok here are my thoughts to you gifts you just gave me.

None of my family has money and they aren’t risk takers at all, so I’m starting from the bottom and trying to make something out of the generous gift from my grandparents.

You may not transfer, sell, or gift an asset you own personally to your IRA.