I wanted to go with gifted funds but they would need to be "seasoned".

offering to cover realtor's fees, provide gift cards, etc. 

JP (this woman) is incredibly gifted, graduated from Harvard in three years, and earned a top 1% income in her twenties in order to achieve this result. 

The original property was gifted to my ex-wife.

Our family has 7/40 ownership and the university was gifted the other 33/40.

It could have been a gift, illegally obtained, inheritance or left over from a previous time in your life when you had a higher paying job.

Many of them want to be average and feel entitled and like they are the gift but are only rock stars in their own minds.The ones that are humble and have a constant thirst for learning and to be the best without getting the big head are optimal.I would only consider taking on an agent with a 50/50 split.

I would be tempted to give my 7 year tenants a parting gift card to a restaurant to enjoy during their stressful move.

You'd need 3.5% down (you can borrow it from your TSP or 401K or gifted) and 3 or 4 months PITI in reserve (again TSP or 401K) & your payment will be higher due to mortgage insurance, but you don't need any property management experience at all.  

What every that $X, that is your limit, unless you can get gift funds.