We use a realtor almost exclusively, in a return for a discount to her fee.

Or rather, less important than real estate business education.I have been working exclusively with investors, for over 20 years.

Limited exclusive parking for business.Sits on a busy metropolitan street (1 lane).Gross bldg sqft: 7800 sqft4 of the units rehabbed with builder grade kitchens, carpets within last 4 years. 2 units will need similar work (~4k/unit).Potential capital expenses: 1 of the flat roofs is 10-15yr old.

Of course, you never have to choose just one strategy, and you don't have to stick exclusively to whatever strategy you employ first.

I'm wondering if anyone uses this exclusively or if you have a policy for standard vs emergency issues?

I want a detailed plan that I can begin putting out for bids or partnering with exclusive commercial contractor? 

Some of it may be that I use credit cards almost exclusively but I pay them off in full each month.

The HOA Declaration of Trust it states the following:  "No unit owner shall make any addition, alteration, or improvement in or to his unit or any portion of the common areas and facilities to which he has the exclusive use, which may affect the appearance, structure, or mechanical systems of the condominium, or which is otherwise restricted by the Master Deed without the prior written consent thereto of the Trustees.

The gift beneficiaries would not be responsible for any gift taxes owed; if anyone owes gift taxes it would be the parent making the gift, but it is unlikely that anyone would owe given the large exclusion amount. 

I know it sounds weird, but the company I work with don't want to Promote or list properties we have under contract only sell exclusively to our own pipeline of investors.