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Send them Christmas gift every holiday.

You are not allowed to receive what would be considered a gift in this case to meet the 5% down payment requirement.

When I have had this situation, I communicate well expressing the urgency on my part, provide access to another unit (if I have a vacancy nearby), and may give them a gift card or something for their trouble.

Just get back up everytime something goes wrong and one day people will look at you and say if I had the gifts and breaks he had I could do it to.10 years ago I sold all my properties because mangement took to much of my time.

It can be done and make a profit, but unless you plan on financing it in a philanthropic sense it should only be done if you can make a profit. 

After we completed the house, people were still leaving us "gifts" where the dumpster had been..

Consider long term costs.Central unit(s) belong to you, are maintained by you, and you need to provide power and pay that bill.Window units, even if you provide them, at least place the operation power usage on the tenant.If you clearly note in the rental agreement that "the window units are a gift to the tenant", then maintenance is off-load too.Frequently, the long term costs have a larger impact to your PnL than the cash outlay for the equipment itself.

We were thinking using the gifting tool but I don't know if I need to or how to cover the LLC's expenditure.

I'm getting married next month, and have been feeling the pressure to buy a condo, that would serve as a home base for me and my wife when I'm in between international assignments (10 days each 4 months) and would hold me and my wife's things (wedding gifts, furniture etc)My biggest problem is that we would only live in the condo about 20% of year, as we would be traveling abroad as part of my job.