Are they thinking of selling, reinvesting, gifting...? 

Or she could look into getting a FHA loan and you could “gift” her the down payment. 

You may have been able to buy it for a $75 applebee's gift card & an Ipad

He had just gotten a large cash gift from a family member which he had deposited into his bank account (against his realtor's advice) and would not be able to requalify for the mortgage if his offer expired.

Account Closed I also initially thought why not have the GF purchase the second property instead of the primary but I am guessing the reason that is not possible is because she does not have the funds to purchase the second property and you are only allowed to gift a certain amount of money per year tax free (I think $15k?).

Any payments on the balance remaining from the original loan must be included in the debt-to-income ratio calculation for the refinance transaction.Note: Funds received as gifts and used to purchase the property may not be reimbursed with proceeds of the new mortgage loan.The new loan amount can be no more than the actual documented amount of the borrower's initial investment in purchasing the property plus the financing of closing costs, prepaid fees, and points on the new mortgage loan (subject to the maximum LTV, CLTV, and HCLTV ratios for the cash-out transaction based on the current appraised value).All other cash-out refinance eligibility requirements are met.

I mean we all pay taxes in some form; I would rather them be used to ensure people have a home than on corporate tax breaks, billion dollar planes that don't work, a stupid racist border wall, and as a gift to Israel so it can be used to kill Palestinian children.

All of a sudden it turned out to be an inheritance/gifted money/whatever.

I'm gifting to both of my 20-something children in the hopes that they apply this well-scripted path to not just financial, but life-independence.

But... it occurred to me... that I can gift him (currently) $16k/year tax free, which comes out to about $1300/mo.