Depending on state laws, you can incentivize your current tenants with gift cards — payable for any referred new tenant (or lease group) that signs a 12-month lease at your property.

I was gifted a house by my father and am unfortunately not in contact with him.  

But if they simply made you aware of a property that was available they deserve a $500 gift card and thats about it. 

I have a very special someone in my life who I am dating and I've been trying to figure out a Christmas gift to get him.

A creative solution I've never heard before is recommended by by a philanthropic stranger. 

How about getting them a $50 gift card to a local restaurant you like and would want to support?

I found the records online. 1 owner had the same address as the abandoned property so that one is a dead end even though the deed was gifted I don't see anyway to find them. 

I've talked to banks about purchasing using a gift of equity as the down payment but none I've talked to have been willing to roll the closing costs (which should be minimal) into the loan.

If you make expenditures before you take ownership, this is a gift.  

No down payment gifts for investment properties, but all his money is in someone else's name.