@Nick Hawkins it sounds like the purchase and sales agreement is wrong, The way the lender is looking at it, PP is 125k and your relative is bring 30k to the closing table, The sales agreement should have been for 160k, with 30k gift. your relative will have to pay recapture of depreciation and capital gains tax plus excess gift tax unless a couple owns it.

Next is Structure items such as how the metal structure is, whats the site moisture conditions, is their tie-downs and what type are they, is it on grade, posts, free-standing, and especially roof coatings.

Is there a concept of excess proceedings when lender opens the bid higher than what is owed and the property goes back to the lender. 

Any amount of money gifted that exceeds the annual limit of around $15k per person ($30k if my father and mother each make a gift to me) - the excess goes towards their lifetime gift limit which currently sits at about 11.5million and is assessed taxes in their estate when deceased.

Vegas is driven by CROWDS, and people will not be jumping back to big crowded environments so quickly and I can't picture people at nightclubs and pool parties flirting with masks on LOL Gambling is driven by excess capital, it's hard to say how that will be effected here but with many locals out of work the casinos will be reliant on tourism which I think is going to be a while recovering. 

You may wish to confirm that the new 401k provider will handle the ongoing compliance support such as any required 5500 filing (e.g. 5500-ez for a one-participant plan with assets in excess of $250,000), any required tax reporting (e.g. 1099-r in the event of a distribution or in-plan Roth conversion), mandatory plan updates and amendments, etc.4.

I have established a 5000 emergency fund for each property then reinvested the excess either into additional principal payoff or other property.

Any ideas if this is excessive or not or anyone have experience with them?

I just think $3000 is a bit excessive.

Possible moisture issue, needs a clean up and encapsulated.