_ga=1.263041988.995763298.1474994655But he has to charge something, or else gifting and other rules come in.  

Now that said that can be all your funds, down payment assistance from approved Down Payment Assistance source such as your county, State, City Housing Assistance or gift from a relative.

Unfortunately, I don't know how to leverage the 28K I get as a gift every year into getting a loan.

That all I said, appreciation is a gift from the Gods.

Gift card?

Whatever "gift" he offers you - take it!

-buy cabinet doors bumpers. gift to neighboor and tenant-alternative option: buy a 1/2 box of donuts. talk with building engineer (@John Anderson: the shortest path between point A and B is a straight line. going to HOA (as you know already) is the 1,000 miles path)

Seeing the smile on someones face after they receive a gift or something of value is absolutely priceless.Earlier this year, I was fortunate to receive a property from a distressed seller from out state for ZERO dollars.That is correct.

My source of funds are taking withdrawals of ROTH contributions (last choice) or using part of a large monetary gift that my parents are going to be gifting to me as part of their estate planning.

Even with "gift funds" the 30 or so banks I called wouldn't even consider me.start small and work your way up.