I know I can be gifted the funds, but if I'm given the funds and expected to pay it back does that change things in their eyes?

If the LLC will also have members that do not currently own the property, then there may also be gift tax implications.

@Juan Carlos Gutierrez You can also be gifted the additional funds to cover your down payment and closing costs.

If you were the licensed agent asking if you could offer $100 gift cards to people for bringing you a lead, I would caution you.

If We were to gift this rental property to our son this year can he sell it next year under Sec 1031? 

@Debbie CostIf you gift the house to your son, even a partial interest, you may need to file a gift tax return.

If you bought a multi at the right price or if she rented it to you for fair market (even if she gifted the rent back to you. 

He's told me that he'd be willing to get creative and try to help me figure out how to come up with a down payment by possibly writing up a contract to gift me the money at closing.So after I found this site I started thinking.....He's owned the building for 14 years , so I know he has equity, just don't know how much.

Owner is about to go into bankruptcy and it was gifted to him by his mother.Can he owner finance it to us to keep it out of his bankruptcy so we can get it locked in until we are ready to pay in full next year?

Or find a friend that will loan you the down payment - and work the the seller - or if you have a job and credit and no job - use a loan program that allows gifted funds to close (owner occupy loan).