NAR/CAR ethics stipulate 'Seller is Agent' disclosure in writing on the MLS etc at time of listing because even if Seller is not the Listing Agent, licensed seller/owner may expect and/or receive compensation (ie, gift, referral fee, portion of listing agent's compensation, etc).Thus licensed seller is inherently not strictly limited to being a principal in the transaction, so would have had to disclose seller is licensed agent. 

Can I use someone else's money (that wasn't gifted or loaned to me) for my down payment on a bank loan?  

I offered just below that and she decided it was worth much less and is giving me a deal if not a gift, I am shooting more toward a deal since I know gifting could hurt either of us with the current taxes and I also planned to buy under my LLC and keep separate from my personal belongings. 

This person would be the primary one paying the mortgage and managing the property.Different Mortgage Loan scenariosApplying for loan soloApplicant 1 aloneThis applicant's credit is good enough that they would undoubtedly qualify for the best rates, but since they do not have a lot of cash on hand for a down payment they would need to either cash out some stocks or get a gift from Applicant 2.My understanding is that either option would lead to tax consequences.

I asked my dad for the gift for closing cost.

People who have been driven from their homes need things like dry goods, baby formula, water, diapers (for children and adults), toiletries, feminine products, blankets and jackets (cold weather is upon us), undergarments, shoes, gift cards for goods and groceries etc.The thing most people don't realize is that those who have lost their homes are looking at 2-3 years before they can rebuild, assuming they had adequate insurance to even rebuild at all.

They have a new puppy, I was thinking a small gift card to a Petsmart and also a check for $50 as a wedding gift. 

I think you should start by looking at your strengths and weaknesses.If you like to fix things then flipping and landlording are the way to go.If you like numbers and aren't handy, then note investing and mortgages are the way to go.What I'm getting at is that you can amplify your success if you combine your real estate investing with something you're gifted at. 

Is it cheaper to dissolve the company and re-create another one in her name or transfer (gift) ownership?

I got Diamond Reflection series cabinets with all-plywood construction at a lower price than either the mid-grade cabinets from the local kitchen designer or from the online order service from TimberPro (Floor and Decor) due to stacked discounts (20% off plus additional 10% back in the form of a Lowe's gift card that I will definitely use).