He talked to a lender (he went through them to buy his last home a few months ago) and this is what he said:"Because you would be selling your home to a family member you can do something called a “Gift of Equity”.

If he accepts such terms it would basically a partial gift as he could do far better return with less risk.  

The difference in what I needed to have saved and prepared for the purchased changed by several thousand dollars, and a lot don't allow "gifts" or unsecured LOCs to help --- so like I said... be very clear and ask a lot of questions, and be prepared for hurdles along the way.

How long do I keep the money in my account before it is not longer considered a gift?

My gf decided that it'd b a great gift for me for Father's Day so she went ahead n bought me this book.

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.

@Francisco Rodriguez We all are gifted with some  kind of uniqueness.

to the SMLLC away from me personally.Step 2: Conduct a 1031 exchange on the property and purchase multiple rental properties (in the 60-90k range)Step 3: In order to replace the value of my debt, enlist a service like Fund & Grow to get a loan that is 0% for 2 years.Step 4: Contribute all net proceeds from the rents, plus wedding gift money (assumed to be $50-100k) towards paying off the loan during the first 2 years.Step 5: Before the 2 years is up (and the 9-18% interest kicks in), take the remaining debt amount out from my 401k to stabilize my debt interest rate to ~6.75%Step 6: Pay off all debts over years 3-5.My concerns are;1) How hard will it be to find multiple properties in the allotted time frame of a 1031X using these services?

I would differentiate mine from the others in the neighborhood by doing something special like offer to pay for a Uhaul for a day for the move, or free TV with a one year lease contract (TV's are cheap now, but you could make it a tablet, or whatever),  or offer a one day certificate to the spa to rub out those sore muscles after the move, restaurant gift certificate, whatever appeals to you.  

But what I've noticed is that the people who really excel in real estate have this whole bank of knowledge when it comes to types of loans, intricate tax strategies, and how to leverage money in ways that help with rehabs, investments, without requiring a lot of their own money or financial histories being attached etc...