My first though was to how real estate was in Europe for centuries (to my understanding maybe I’m wrong) that very few people would sell property it was either inherited or gifted by a king or the like for serves.

And the easiest way to cut into significant net income is with a major expense which again, probably won't happen with new construction for a few years.

I've heard about equity gifts or doing a purchase contract. 

Hint, your competition is likely doing the cheapest and easiest form of marketing because the word work has somehow become a bad thing. 

If possible, I would suggest seeing if you can get a gift for the remainder of the down payment.

The only Lender requirements is that you have proof of funds of your down payment and closing costs required to close the deal - .i.e. bank statements, bank letter, gift letter; wherever the money is coming from and proof that it's available for closing. 

The easiest way to think of this is that the seller is responsible for the portion of the year that they owned the property and the seller is responsible for the part of the year after.For instance, The Home is Sold on June 1st.The taxes are prorated from Jan-May and those are the responsibility of the seller.

My question is, should she gift these properties to us?

I haven't done either, but from the homework I've done, a loan on the 401K is the easiest route.

That would be the next easiest option!