I understand the reasoning, that builders are building out of their own money in some occasions but I never heard of this happening. 

I would like to treat it as if I had little to no cash and deploy it only on occasions that the deal is a home run and I will lose the property if I hesitate. 

I know on a lot of occasions that property management companies that manage school rentals give out free rent to their employees.

I have had family members clean out apartments, on some occasions they have paid rent, moved the oldster etc.

NOPE.Had another contact about it (he forwarded me the link) and my tenant contacted me and told me on 4 occasions people have knocked on the door...cash in hand.

Believe me, I've had this happen to me on more than 1 occasion.

I have had to do that on occasion.  

That happens on occasion.

For purposes of this definition, an individual or entity will be found to have engaged in a pattern of business if the individual or entity by itself or with any combination of other individuals or entities, whether as partners or common owners in another entity, has engaged in one or more of these practices on 2 or more occasions in any 12-month period” In short- You'll need a real estate license to assign contracts if you do more than 2 deals in a 12 month period. 

On occasion, even though the borrower/investor is taking the property into an LLC, they'll make the mistake of the EOI being in their personl name and not the LLC name, as is required.