Depreciation is presented as a gift from the Irs but it’s not it’s a loan and payback is..

One of my "standard speeches" is that most skills are a "craft" not an art, nearly anyone can learn to be competent without having a gift.

They have been gifted some money for 10% down payment from parents and that has been seasoned for over a month.  

If your parents add you to title, you need to consider possibly gift tax implications.

I believe you can only gift someone in the range of $14k?

Is a gift even appropriate? 

Any citations for violations I receive I gift to them, as per the lease.  

They can only receive a gift not to exceed a value over $50.

That makes it very liquid for doing down payments and closing costs.I learned that lenders do not like any money showing up in your accounts that do not have a paper trail... and making all this easy on the lender will help you get the loan done faster and easier, so no gifts from family or anyone within several month before you start looking to get a mortgage loan.

proper notice to enter is usually defined by the state as 24 hours notice. some states require 48. that is your starting point. that being said, coming through with a high amount of showings can be considered as disrupting the tenants right to peaceful enjoyment of their home. if you plan on coming through with one or two, you should be ok (legally) to give tenant prior written notice and come in regardless of their objections. if you think it may take multiple showings, you are likely better off to work with the tenant to set up a block of time for an open house. in extreme situations, you can consider offering a gift card to a local restaurant or movie theater to get them out. the tricky part is striking a balance between what is legal, entering with proper notice, and what is fair and reasonable, since the tenant can purposely leave the house an extreme mess to make it harder to re-rent, badmouth you to potential renters, and may even try to refuse entry. how you approach will depend on your relationship with tenant.