We had one incident where a tenant got divorced, mentally fell apart, received a dog as a gift and kept it locked in a bedroom all day.

She later remarried, paid off the mortgage and I gifted my part ownership to her and still lived there.

I asked her, "How do you typically use this gift?" 

You can also use something like https://www.bitrefill.com that allow you to use Cryptocurrency to buy gift cards from thousands of retailers and use their services, many have discounts too. 

We intend to gift properties and money to our heirs and they can be investors and landlords or whatever they chose to do.Not sure I really want a financial planner telling me what I am doing is screwed up, but I will listen to other RE investors and any good ideas they may wish to share. 

If we can avoid paying a "gift" tax that would be great!

You could also offer a gift card to a local gym to keep things fresh for health-conscious renters. 

The single-story home, purchased by Lee as a gift for his daughter, boasts seven bathrooms, a pool, a movie theater, and a spacious entertainment deck.

I also leave a gift for every new tenant of mine, on the program or not.

Not an issue for everyone ( mine is 800) 3 For down payment  there are  down payment savings plans ( I have an IDA) In addition there may be additional 1st time or income qualified grants available  ( in my area its up to 60k- if the funding is avail) Also non IDA savings and gifts ( from what I hear) could be used.