Or rent it to strangers for a year or so and then gift it to the kids. 

This would make it significantly easier to set up timely escrows in order to arrange financing in the easiest way possible.That, or you could try and find owners that are willing to carry back a note to cut the financing out of the whole situation.

One guy at my station has been delivering his route for 10+ years and a few residents leave drinks, snacks and sometimes gifts in their mailbox for him.

Otherwise you are gifting him the down payment and will have to write a letter saying so.

Split notes – one mortgage and several notes secured by that recorded mortgage – this gives seller/mortgagee, leverage to use those separate notes as down payment on other real estate or sell at a discount, use as collateral or given as cash flow gifts to family members.Delayed payment clause - first payment to be within 6 months - gives investor time to do his thing to the property before having to make a payment.Same as above – but as investor and buyer arrange to partner with seller – using the notes to control real estate – seller wins big due to investors advance creative and aggressive method of buying real estate at a discount.

Also want to hear more on this topic.I talked to my banker and he said my down payment has to be gifted to me from a family member, not just anyone (at least not in his bank).

The easiest way is to have plenty of cash.

It is possible to 'gift' the money to them, but there are limits to this. 

@Liz Cole I think the easiest way to determine value would be to have 2-3 realtors walk through the house and give you a value.

(currently valued at ~30K - then I have to contend with the tax implications)Should I try to get a personal loan and "gift" it to someone I can trust to purchase the new home under a different name and have them qualify for the mortgage.