I do not get any money from TurboTenant, nor am I an owner or investor in the company.They have a referral program where they will send me a $25 home depot gift card for a referral - you don't have to use the referral codeStessaStessa is a website that I use to track all my expenses.It is another free site and you can pull reportsYou even can upload receipts.Roofstock recently purchased StessaCompletely freeZillow Rental ManagerI use this to collect rent.Free for the landlordTenant only pays a fee if they use a credit card to pay rent.

http://www.biggerpockets.com/forums/84/topics/75839-significance-of-principal-residence-question-on-quitclaim-deedMy property was gifted to me by my mother three years ago and I've been renting it out ever since.

One consideration: tax wise, if your partner puts the equity and you put the work, that creates a tax liability in your behalf because for the IRS you receive an equity gift.

We did exactly what @Steven Hamilton II suggested & still do 1099 them as required.But we also made sure we documented the full gifting amount each year, that way when we did get them into properties @ 18 they could justify the 'funds'.

Items would include things like a - $50 Gift Card (Home Depot, lol jk)- House Cleaning service- Coffee Machine- 42" Flat Screen TV- and Ca$h.The only way to get the good items would be to be an outstanding tenant with at least 2-3 year stay.

I do not know what it is even at anymore but they raised it 2 to 3 times in one year recently.The only benefit to FHA now is 3.5% and the whole down payment can be gifted.

Therefore, there is no "gifting" of equity, or trying to screw Uncle Sam.Essentially, as I do not have enough capital for 25% down, and I will not be living in this property - I'm curious as to how this will look to the IRS. 

The money is pretty much a gift from my mom so there are no terms. 

Of everything you have posted, the fact that you are ok living a frugal life, is the most powerful gift you have.

The gift tax exemption is MILLIONS.