Some allow gifts, but need a gift letter.Maybe tell us more about the deal? 

I want to put in place some incentives for new tenants and want to know if anyone on BiggerPockets has done something similar.Here are a few ideas I have had:First Month Free: Sign a 13-month lease and get your first month freePets: No pet fee for the first 6 months, year, etcRent Discounts: Offer a discounted rent for the first month or two fortenants who sign a pre-lease agreement before a certain date.Waived Fees: Waive application fees, administrative fees, or securitydeposit for tenants who pre-lease.Free Utilities: Offer to cover utilities such as water, electricity,or internet for a certain period for tenants who sign a pre-lease.Upgrade Packages: Provide upgrades or amenities such as free parking,access to a fitness center, or a smart home package for those whopre-lease.Gift Cards or Vouchers: Offer gift cards or vouchers to localbusinesses such as restaurants, cafes, or grocery stores as a signingbonus.Flexible Lease Terms: Offer flexible lease terms, such as shorterlease lengths or the option to renew at the same rate, to incentivizetenants to pre-lease.Refer-a-Friend Program: Encourage current tenants to refer friends orfamily by offering them a reward if their referral signs a pre-leaseagreement.Early Move-In: Allow tenants who pre-lease to move in a few days earlyat no additional cost.Guaranteed Parking: If parking is limited, offer guaranteed parkingspots for tenants who sign a pre-lease agreement.

Analyze this with him and then 2) have him start bringing you properties that he has run numbers on, in a serious spreadsheet, have him sell you like he was your partner.When you think he's ready and has saved at least some money for a DP, help him get started with a little loan/gift.

Hey @Mordy Chaimovitz, whenever we have to seriously inconvenience residents, we've found that everyone loves a nice gift certificate!

My question that I would like one to consider is this: Should I target a property that slightly cash flows with a 30 year fixed, or buy a home with a better rate 15 year fixed and target fast accumulating equity and a big fat cash flow egg that will be gifted to me in 15 years?

So if you want to gift a friend or family member the money, go ahead, but don’t call it a loan, and count your blessings if you get anything back. 

Why didn't you write the PSA using gift funds or, submit a letter of explanation for why?  

She sounds like a giant PITA who will only get worse,This is actually a gift to you - gives you a very valid reason to get rid of a bad tenant.

I am in the final stages of a VA assumption, that was gifted to me by a family member with all its equity.

It could be a gift from family, or money that you have saved.I would suggest getting a part time job now, then transitioning to full time once you're done with school so you have work history to qualify for a loan.