My "reasons" for staying out all these years in-between seem flimsier and flimsier each passing day.

If I need 2 years to come up with that for whatever reason, I could do a LO, put 3% down ($15k) and then would only need an additional $85k at closing to satisfy the 20%. 

There’s no reason they’d say yes 

But I think an actual check as a gift would be odd and crossing the line between professional and personal.The reason I'd opt for a nominal gift is because landlording is a "people" business and getting married is a major milestone in someone's life.   

Just interest up until then... the other would like more of a 2 year term, which I can handle... just not sure how to structure and what rates are reasonable these days for these sorts of loans from people you know?

Typically, I prefer to buy used from third party members trying to sell items they no longer need for whatever reason.

The Melbourne option seems unrealistic because I feel like to be taken seriously I should be at closing and I feel like I have to be.Lots of people worry about being taken seriously for one reason or another.

Sure, there is a monthly fee, but a reasonable cost of doing business in my opinion.

In order to get approved for the rent amount you are asking for two things need to be true.  1) The rent you are asking for needs to be “reasonible” when compared to like kind property in the same city, within a 5 mile radius.

Good tip there.I will be adding a nest, and it will be linked with an alexa (for multiple reasons, including security features).