I've found "gift of equity" but it looks like this is for family members by blood or marriage only.

But there's a huge difference in getting a gift of that money as opposed to getting someone to lend it to you.

As a gift to our members, free access to this software will be given to investors at the meeting!

I bought a gift card or lunch.  

Depending on the dollar amount, and timing they may require your parents sign a document stating that the funds are a gift and not ever expected to be repaid.  

If the seller is a family member, you'd be better served charging a fair interest rate less you want to involve yourself with "arms length transaction" and gift rules.

I am comfortable with my offer.I question whether the transfer of 30% interest in the building without money changing hands between my uncle and I constitues a gift.

If your mother's property will appraise significantly higher than the loan balance, then by letting you take the property subject to the existing mortgage, your mother will be giving you a gift of equity.

Credit is ok, 670+ but, im 21 and just moved to a new town, started work yesterday ect, and I have another mortgage, credit card bills and a new car.. debt to income is pretty high, and the 20% is going to be a "gift" from parents and gifts arent allowed on investment properties according to the banks I have talked to.

If you are gifted enough, you could do it yourself.