I believe that every year that is behind the tenant that they paid less then market is a gift. 

However if the partner can qualify on their own as the occupant you could go on title and you could have to work with your lender to word a Letter of Explanation for a gift to pay for down payment or closing costs and relate it to the guidelines as "close friend with a clearly defined and documented interest in the borrower"They should be able to qualify on the 3-4 unit as they can count the rents which would help the debt ratio.Best of Luck!

Done tom turkey.Then add that proverbial gift of a bottle of wine at check in, you might be in prison for a good long while...You would never get out of that no matter what kind of insurance you had and clauses you had in your contract.There are lawyers out there that LIVE for this type of situation and it would destroy the owner.We have a lake house and I don't even offer kayaks.

You must be a gifted mind reader because it sounds as though you know of the journey I've been on down to the weekend seminars.

I'm just putting it out there as a gift to the world.

This website is fabulous and it's a gift to have.

Check.Or - forget about the IRS gift.  

Folks local to the DMV area know how precious of a gift it is be able to have a lead on a nice townhouse , to not have to compete with other buyers and drive the house price up, so that is the advantage i have here, and i consider that a gift enough , without directly inheriting the house.They arent hurting for the money, so im trying to think of creative or long term ideas, some things that come to mind:1.) lump sum up front (maybe using irs gift limits?) 

I dont buy trinkets, gifts, electronics, clothes or furniture, I don't even heat my house to save money.  

If you think I teach because I can't do...well, you don't know me, my business, or my gifts.