If you do, you will get two gifts: free education for one of your friends and good karma for helping to grow the community.

They have offered to sell this place and gift us a portion for downpayment.

With family, you should consider just giving him a gift.

As someone else already mentioned, you cannot use gift funds for the down payment on a conventional investment property purchase.

In Gary Keller’s book, Shift, he lists 25 creative options that are most common, but barely scratch the surface:- Seller Contributions- Seller-Funded Permanent Buydown- Seller-Funded Temporary Buydown- Owner Financing- Contract For Deed- Seller Second Lease Option And Lease Purchase- Seller-Assisted Down Payment- Wraparound And Assumable Mortgage- Gift Funding- Selling And Refinancing Existing Assets- Non-Occupied Co-Borrowers- Using 401(K)- Temporary IRA Transfer- Pledged Asset Mortgage- Equity Transfer And Bridge Loan- Employer-Assisted Mortgage- Lender-Funded Buydown- Fannie Mae’s “My Community Mortgage”- Running Scenarios With Automated Underwriting Systems- Adjusting Amortization Period To Lower Payment- Adjusting Interest Rates To Cover Closing Costs- State, Province, And Local Grant Or Bond Programs- Mortgage Credit Certificate- Private LendingHe said these options barely scratch the surface.

Did you all have to record a Gift Deed in order to complete this process? 

Gifted down payment funds are generally allowed. 

My mother is being gifted a parcel of her family land near Charlotte, in Union county.  

You can "gift" funds to her.  

Now the gift is an expectation of additional compensation.