Selling additional packages like birthday packages, romantic packages, smores and pizza kits, etc at a 50% revenue point for you (let your cleaners or inspector facilitate it)7.

How big of a gift can he receive from me for a down-payment?

We bought cars for single moms, dug wells for orphanages, bought gifts for AIDS camps in Jamaica and in early 2008 we were both told to give it all for 6 months to a couple we had known for a long time who had suffered some catastrophic setbacks. 

Most of my places are romantic getaways.

I think this is the gift and the curse of a still emerging asset class (short term rentals) - as it becomes more "institutional" i.e. more like commercial real estate with more sophisticated buyers then financials and systems for this will likely become more streamlined and stable, but we are still in a place where the buyer pools are more newish investors or typically residential basic investors, so not has experienced or sophisticated evaluating investments based on a detailed financial analysis like more seasoned commercial investors likely would.anyways, just a guess on what might be going on here

I know one guy who hates brokers and will never use one  because his mother had a romantic affair with a broker and it broke up his family when he was a kid.    

The only thing you can safely give them is a "gift" of merchandise not to exceed $50 in value.

Google Kumulori.com to see book.Is this a good type of local gift product for Airbnb and hotels?  

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.  

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 . . .