Your parents can afford to pay the tax gain now, let them do that and watch you develop and make something of it while their still alive, tell them you want them to see what can be done, and if you need more $$$ ask them down the road to do more.Trusts are good way to avoid probate, and make other choices but they can be dragged out and if your not the one calling the shots as the trustee the one that manages the trust after they are gone then LIMBO is the game.Example at gift to beneficiary a charity was set at % amount.. what has to happen is a complete disclosure of assets, done by accountant, submitted by trust attorney to the beneficiary attorney so they can accept or ask for more detail on the accounting summary.. long and short of it.. more costs to the trust..

This situation is going  to be a downward spiral and unless you are intending to operate as a charity it is time to cut your loses and find a new tenant.

When I started with a secured card it was only a $200 limit, so I set up a $5/month donation to a charity and set up auto pay so I never had to think about it, and never even carried the card.

Imho the problem with these situations is that once they fall behind, these tenants start digging a hole for themselves that they will not be able to get out...unfortunately.If you want to be nice, tell them that you give them a week to move, otherwise serve the notice and start the process....unless you're running a charity.

But I am fairly certain it doesn't work like that in any instance since they are not providing to a charity/non-profit.Now if you are talking about funds to use on your next home purchase, then no it cannot be counted as a gift.

I guess if you bought someone with a broken arm a bottle of whiskey it would help them out for a while.What would really be interesting is if they created a tax incentive that allowed an investor to create a seller second on a property they sold to a home buyer, then they could turn around and donate the note to a charity and get a tax credit for the amount of the note.

If you do it the other way around, you run a charity.

After seeing other people's posts about severely undercharging rent and feeling bad about increasing rent, owning a rental property is a business not a charity.

I found this property advertised on Craigslist for $10,000 and after reaching out to the nice gentlemen in south Florida that explained that he was helping a friend at a charity that received the property by donation, I thought this has to be legitimate…..

Make it very clear that you are not a charity and that she is not to ever ask to be allowed to make late payments.