Gifting her cash simplifies ownership but forfeits these tax advantages and requires filing a gift tax return for amounts over $19,000 (2025 annual gift exclusion).

Even first-time flippers should be able to get these terms: Application/Credit Report/Upfront Fee: $0Appraisal Cost: $0Down payment: 10% of purchase price (= 90% LTV)Rehab funding: 100%Interest payments: Paid only on amount drawn (non-Dutch)Prepayment Penalty: $0Reserve Requirement: $0Max Funding: 80% ARVMax Funding 95% LTCClosing time: Measured in days, not weeksI hope this helps. 

Those non-cash expenses definitely helped us out during tax season.2.

Quote from @Jed Butikofer: Unfortunately, it takes money to make money.With high prices and high mortgage rates, cash flow is difficult to find and we may not see a return to the 2018 market for a while.

I have dabbled in real estate, but never heard of brrrr before now, and transparently never did much research outside of knowing that property ownership was a way to reduce my taxable income. 

By accelerating your depreciation schedules, you reduce your taxable income which in turn increases your operating cash flow.

It’s about proving you can return their investment.

The goal is to ensure that the property remains viable even if circumstances change, like dealing with a non-paying tenant or a market downturn.

Now it appears your cleaners might be cleaning non-STR properties also (home owners).

If he doesn't need the cash now, you could also negotiate a split you're comfortable with to get him the return you and he feel he should have at the point you refi when the balloon payment comes due.