I have a gift of finding wholesale properties apparently.

Ideally the want to give me a Gift of Equity (market value - remainder of existing mortgage) as a down payment.

I could gift the downpayment (which requires some paperwork) and have my sister be the one on the loan.

don't look a gift horse in the mouth... 

I think in return you could provide a welcome gift and thank you for letting you get things ready - this could be something simple like a thank you card and a gift card, welcome mat, or hand soap - something people would need when they are first moving in!

Perhaps you hit your daily limit.Either way, as I see it, Charlie had already saved your @ss, so you owe him at least a $50 gift card to his favorite restaurant.

I am not talking about being friends or giving tenants gifts.

I spoke with an agent who mentioned that they'd heard of investors transferring the ownership into an LLC and issuing a small amount of stock and gifting it to the tenant, such that they are legally part owners, has anyone seen this done successfully?

But like I said it's highly unlikely the tenant would pay out of pocket and then just gift the system to you when they leave.

If you want to walk out with maximum possible cash-1) You parents should sell the house. 2) After they sell it, they can just gift you the money that you guys agreed upon.