If I decide to purchase, I will likely use a HML for 70% LTV and a private lender to "gift" me 15% of the funds and the seller carries the rest.Ultimately, my goal is to generate capital to participate as a "silent partner" on syndicated apartment building deals.My plan is to find a portfolio lender who will lend against the value of the portfolio (~$1.5m).I'm probably biting off more than I can chew, but "a plan violently executed now is better than a perfect plan next week".What do you think? 

All contracts, options, or other devices not based upon a substantial consideration, or that are otherwise employed to permit an unlicensed person to sell, lease, or let real estate, the beneficial title to which has not, in good faith, passed to such party for a substantial consideration, are hereby declared void and ineffective in all cases, suits, or proceedings had or taken under this chapter; however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to return or right of return reserved.

If you and your partner are planning on living in the property, then your partner can get the loan my themsevles if they quailify and you can gift your doen payment or you can use your down payment to make repairs that will probably be needed. 

@Daniel Dietz The seller could give them a gift of equity.

I find that happy section 8 tenants do their best so I like to send large gift baskets on major holidays, offer discounts during Christmas, etc etc.

I keep trying to tell him that the fact that I am a blood relative could change the process; I don't know if the government would see this as him gifting me the house. 

It’s the gift that keeps on giving if the interest don’t go crazy high.

Can someone please help me to understand the lending process.Can investors use a gift from a family member for a down payment?

Essentially the $1500 rent payment is a gift so that I won't market or rent the property to anyone else until July. 

The reason being that if the money is gifted, there’s less questions or issues.