This tenant has since had another child and moved to a different larger unit of mine and is still one of my favorite tenants.

we manage around 40 right now (used to be at 80 or so) not my favorite program for sure but in some areas and for some homes it is the right path to take. 

If we can avoid paying a "gift" tax that would be great!

Some of my favorite Zip codes are 38109, 38104, 38111, & 38107.

You could also offer a gift card to a local gym to keep things fresh for health-conscious renters. 

We're mourning the loss of friends and neighbors, some of which haven't been found yet, not to mention favorite places, small businesses, animals, you name it.

The single-story home, purchased by Lee as a gift for his daughter, boasts seven bathrooms, a pool, a movie theater, and a spacious entertainment deck.

Not an issue for everyone ( mine is 800) 3 For down payment  there are  down payment savings plans ( I have an IDA) In addition there may be additional 1st time or income qualified grants available  ( in my area its up to 60k- if the funding is avail) Also non IDA savings and gifts ( from what I hear) could be used.

If so what favorite paint colors do you all use, should I replace the sink or any fixtures?

Just do it, tell them to send you some gift cards for the inconvenience lol otherwise they might have to call your note if its in their legal reach.