Such an economical jester can reap great rewards.My good tenants receive restaurant gift certificates during December with a thank you letter.

If your father "loans" you money and there is no exchange in return, it's not a true loan but a gift even if there is an expectation for the money to be returned.

And the greatest gift the IRS gives is the primary residence exclusion because it means tax free cash every two years as long as you can convince your wife to keep moving.  

When you refi your deposit out of that first property go to a nice dinner and give them a nice gift or a weekend away.  

Why not just keep the interest yourself and send them a $15 Starbucks gift card every year as a thank you?

Some don't require seasoning of funds, only source, so a large gift or partner may work, but those certainly aren't Fannie/Freddie loans. https://www.fanniemae.com/content/guide/selling/b2...

You can begin investing by purchasing up to a four unit multi-family owner occupied property using an FHA mortgage you will only be required to put 3.5% down - which could be a gift.

@Paul ZangerFrom my experience, I go on the walk-throughs in my out of state rental on the Section 8 inspection and visit family all for a tax deduction.If you can't see mom, I would send mom to the house and give her a gift card.

All contracts, options, or other devices not based upon a substantial consideration, or that are otherwise employed to permit an unlicensed person to sell, lease, or let real estate, the beneficial title to which has not, in good faith, passed to such party for a substantial consideration, are hereby declared void and ineffective in all cases, suits, or proceedings had or taken under this chapter; however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to return or right of return reserved.History.

All contracts, options, or other devices not based upon a substantial consideration, or that are otherwise employed to permit an unlicensed person to sell, lease, or let real estate, the beneficial title to which has not, in good faith, passed to such party for a substantial consideration, are hereby declared void and ineffective in all cases, suits, or proceedings had or taken under this chapter; however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to return or right of return reserved.