Rinse and repeat. 23 isn't a problem its a gift.

Even if you somehow found a way to quickly input $ into your account, the banks will require two months of statements to ensure that you are not being gifted the money at the last second.

Is it customary for clients to get a closing gift for their agent? 

Your mom could be in for a big gift tax hit if she does not structure this correctly.

Tell them I sent ya if you do signup, sometime they send me fun gifts for referring other investors

Buy them a small Christmas gift, move-in package, etc  5.

Send a thank you card or a gift card as a follow up.

You might want to take that $50-70k and look in a lower price range in the southeast part of town or Ypsi.Keep in mind that money from family and friends would be considered gift funds if it hasn't been sitting in your own personal account for awhile (at least two months), and conventional lenders won't accept gifted funds for your down payment. 

Entertaining clients for coffee, lunch, welcome home gifts, may be $100 a month really depends, but small residential deals, you might get by that cheap.

My thought is to just gift the money for the down payment to my mother.