“Fake it till you make it,” so you've got to really come up with confidence and come with a great strategy so that they get interested in you and you give them feedback and you send them a small gift or find some article that their company or their branch got some special recognition; I will copy that and send it to them, “Hey, you know what, Bob I was just thinking about you; I came across this article…” Now he thinks, “Oh boy, over here Vinney is thinking about me.”

With the mortgage anyone trying to sue would see the recorded mortgage to your mom  (make sure to record it) and see that there is reduced equity - that might deflect a lawsuit in itself.If she is lending to you below the market rate the difference is considered a gift and will count against the annual gift limit.I would suggest paying her the market rate.  

We maintain a good relationship with that neighbor and show our gratitude every year by giving them gift certificates to their favorite restaurant.

It was my gift to myself for all my hard work.

Do we still receive the carry over basis even though she skipped her son and gifted the property to us, her grandsons?

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.

Do they gift it or cosign?

However, Fannie Mae will only allow half of the cash used for down payment on the investment prop to come from a "gift."

Your local community will surely be gifted with your practice. 

Sending you an MLS link... nothingFinding you an off market house.. the should tie you into a contract for 4-5% before giving it to youFinding you an off market commercial property;          a) giving you contact info and you pursuing it:  A nice gift          b) organizing a tour, and being the middle man and helping you though the process...1-3%         c) all of B and getting you investment partners and a bank loan...6%