(The "trustor" question relates to whether or not a quit claim need precede the gift to the trust.)Regarding the "trust" question, I've searched and searched before with no success.  

Gift funds are not allowed on Investment property transactions.3.

Funds received as gifts and used to purchase the property may not be reimbursed with proceeds of the new mortgage loan.

Please also verify the accuracy of this information at the time you are considering these options as guidelines change.price Decorating allowancesRepair allowancesMoving costsNote—a dollar for dollar sales price reduction is also required for - Excess rent credit and gift funds not meeting FHA requirements Contributions exceeding the actual cost of prepaid expenses, discount points and other financing concessions Credit Requirements Required is 600.

Tonight I am planning to talk to some neighbors at our newly rehabbed rental about the property, give them half sheets of paper with info about the unit to give to anyone they may know and offer a $50 via pre paid car...

Debt/Income Ratio - this could be a problem as you indicated... good thing about FHA is that you can use family money as a "gift" for a downpayment so I would recommend the same thing Cory did above with borrowing from your parents and paying them back using cash flow.3.

some states ban cash rebates but lowering of commissions during a deal is certainly acceptable so is gift certificates etchttp://www.justice.gov/atr/rebates

Rentals are one area where the little guy can still compete with the mega corps and large apt complexes, often winning over some choice tenants with personal service, flexible terms, and small touches...Just a few ways, off the top of my head, that I think we can gain a competitive advantage over more rigidly run large complexes (though all markets vary, so these are based on my experiences)....) flexible terms (I offer a six month or one year lease; of course, most six month folks renew, but some like the flexibility; some large complexes are "one year or nothing" in my market..)) new mats (inside and out of the doors; bath, even runners or area rugs in high traffic area for vinyl plank flooring)...while they add some "wow factor" and look like gifts, there is self interest at work here, however, as the matting greatly reduces wear and tear on my flooring.) pets on approval ( I have some of the best behaved canine tenants imaginable, and their high quality tenant owners stay long term, are respectful, and pay well,yet are often shunned by many "no pets" larger places)) small (tax deductible) $20 gift card at holidays ..

It can come from a family gift (but not from you). 

Respect that trust, give them the most prompt service they've ever gotten (respond within minutes not hours), get them a nice closing gift, and you'll be on your way to building your referral network.As for marketing, I'd rather spend my marketing dollars treating my clients well that close with me than on client acquisition as I find it makes a stronger impact on generating new business.That of course is just what ended up working for me.