Somebody just gave me Emyth as a gift so that's on deck. 

Grandparents are also contributing to a 529 in our daughters names as annual gifts so they can get the tax benefits in their state.  

But she will not sign the deed of gift until i show proof to her that i will take care (repair) the property. 

Save up the 3% or whatever you need as a downpayment (or ask for a gift from family members that want to see you get ahead), and make an offer that has the seller cover your closing costs.  

I was going to say ask them if you can use it and give them a $25 Amex gift card.

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.