My family was always on my back to save for a car, but with my over-spending habits and buying for my friends (who aren't even my friends now), I still have yet to reach that goal at almost 19.I graduated from high school, and as a gift my mom told me she would give me the money for a down payment.

Juliano, i believe that everyone has an ideal vocation and career that naturally fits with their gifts and talents.  

Finally, my own house (soon to be gifted by my folks) is in a pretty choice location in San Jose and I may move out of it to take a posting internationally.

If someone loves you, you can usually have funds "gifted" to you that can be used for the down payment.

The advantage to the FHA option is that you can get a loan with only 3.5% down (which can be gifted), and the closing costs can be gifted.  

This may or may not go along with your plan, but I thought I'd give you some food for thought: it's very possible for you to get an FHA loan (if your VA eligibility isn't currently an option) on a multi-unit property with only 3.5% down - that 3.5% can be gifted, and the closing costs can be gifted, too.  

@Donna CurtissIf you were to sell or gift the LLC to your IRA, that creates a prohibited transaction between you and the IRA.  

I would exhaust any possibility of you cashing in on this opportunity, I work very hard to find good deals don't give a good gift away.

The funds will have to be a gift in order for you to use them, or at least be able to show that the minimum downpayment is coming from an account of yours.As you go through the underwriting process you will be asked to show where the funds come from.  

My brother was 5K short for his downpayment and his agent put up the money as a gift just to get the deal done.