If you are not planning on living there too, you would only be able to offer a gift to that person and you would likely not qualify as an eligible gift donor unless you are closely blood related. 

When its family and you have time to pay it back or its gifted its okay.

The plan is for them to save a little bit more and wait for the sale of their parents house to get a gift for the down payment.

They are a local Louisville, KY homemade kitchen that makes Bourban balls and they are great Christmas gifts.

1) you can’t afford to “gift” these strangers $4,000 year. 2) if rent caps kick in you wil be giving them $4,000/year for life.

Could they "gift" it to me? 

I've heard in some states it's illegal to give referrals to realtors that are monetary, including gift cards.

The are always multiple variables such as: are the gift funds involvedProperty typecondition of the propertyIs it ruralTitle seasoningReservesLTVWhat is the estimated DSCR ratioCitizenship status: Foreign National, ITIN, Citizen, Resident, permanent residenceDoes borrower have investor experience or notMortgage payment history called a VOM or proof of timely paymentsGift of equity or not100% gift funds or does borrower have at least 5% down payment and their own reserveshow many acres does the property have?

They apply, but you are just subject to gift tax at that point, which does not actually result in a tax bill for you, but a reduction in your total giftable allowance which is ~13M dollars. 

Hey Eric - I would do this as 1) gift funds and you are the sole owner or 2) make an LLC with the two of you and put them as a 24% owner so they will not have to sign onto the loan.