They did say I could be gifted the money but I could only be gifted up to $14,000 without tax, which I need more like $20,000. 

Literally, the gov't could gift every SFH sale in North Lawndale to someone for the next 120 YEARS for just the labor cost of 10 years of these committees. 

I discovered BP when a friend of mind gifted me the audio version of Brandon's Rental Property Investing book.

A Hybrid contract of sale... a way to close more transactions by joint venture A commercial contract of sale, 3 pages with special buyer requirements related to environmental conditions, existing suppliers, surveys, buried oil tanks and other conditions that must be known to make a profitable and safe transaction An option agreementAn informational pocket pack with 52 options to financing and control a building without conventional financingBlank checks, pens, carbon paper, A list of referencesDisclosures for lead paint and other state or federal requirementsCell phone with camera to take pictures of the nice things and negative aspects of the property and to take a picture of the contract to email confirmation to seller and to your title company or lenderA gift, something for the seller to remember you by, I give Indian Head Nickels away, pens, note pads.Blank addendum forms - these are used to attach to your purchase agreements (you don't want a lot of chicken scratching on your contracts; use them to write some of the following; 1.

Here are a couple threads that I dug up that will at least get the ball rolling for you :)Discount gift cardsOnline optionsAnother thread

I knew then I wanted to do the same thing because from early on I had a gift of taking a little next to nothing and making it something.

YES YES YESWholesaling, rehabbers and buy and holders.Makes a perfect gift too.Best educational book on the subject.

As for a referral fee from the lender to the agent, at least here in CO, it is illegal for a lender to give cash or anything of value (gift cards, cars, etc) to agents for a referrals.

Write a postcard, let them know you care about any issues they have, I even send a gift card each Christmas to my tenants.  

go buy a $50 gift card , and offer it as a free drawing for people on the sign in sheet. this way they will be less likely to give you a false phone number or email address. people love "free" gifts.