That is because my goal for my first 4 houses has been to get them bought, rehabbed and paying for themselves entirely independently of the rest of my portfolio, and to have them paid off in time to gift one to each of my children.  

I would advise to NOT ask for gift money, or money w/out strings.

The IRS could consider that a gift and charge you a gift tax. 

Hello BP Community,My father-in-law would like to gift my wife and I his cabin.  

I don't have all the money for downpayment and closing costs I have been told I need to get a gift from a relative.What should I do, how I can get through it.

Have you thought about more down with a gift from your family?

yes Aryelle that is correct you will never get second position HML at 100% LTV.. if you have no down payment you need a money partner .. or you need to save your money until you do.. like most folks do when they buy a property.. or inheritance or gift from parents or grandparents or family.

You can still get one under your name because they will allow your father to " gift" you the downpayment to buy the property.

I bought my primary residence 3 years ago with a 203k on a foreclosure I found that sat there for 7 years and I don’t know why but I never look a gift horse in the mouth.

Keep saving and tell your family you'd rather get cash than gifts for your birthday and Christmas.