Made my day.In the end I lost $500 but $120 got returned to my credit card from the thief, and the store manager gifted me $300 in tools, and my girlfriend borrowed my truck and filled the tank for me ($100).

Quote from @Shafi Noss: You own an LLC containing property and gift $10k of LLC interest to your daughter through the uniform gifts to minors act.

I also BELIEVE if you are gifted the house, her cost basis becomes your cost basis.

This property will be gifted to me and my wife.

A few scenarios come to my mind:- After a successful close of sale, a small gift to show good faith/marketing such as a $50 gift card to Home Depot?

If it doesn't improve rents or reduce vacancy then it should not be done.Too many people turn their LTR properties into an act of love - cute, romantic and financially sub-optimal.

You'll do well flipping in St Pete as there are many pockets that could use your gifts.

Some other routes to explore are seller financing or using a loan that allows for part of your downpayment to come from "gifted funds".

As for allowing kids to do their own things vs steering them into REI, it depends on your kid's traits, personality, habits, intelligence among many other (genetic) gifts or lack of. 

Usually is only 3% of purchase price which can be gifted or claimed as sellers contribution.