With an FHA loan, the down payment can be gifted by family or use retirement accounts to fund the deal. 

Further focusing on what is in writing, I'm going to guess your friend signed a letter saying that the down payment was a gift, with zero expectation of repayment, since that would have been something the mortgage underwriter required prior to closing.

Despite this, it’s a full 6 acres right off of Hwy 183, a stone’s throw from downtown Austin.I essentially got this as a gift, and would love to sell if possible (can be flexible on price).

Are you borrowing or is she gifting the cash from your mother?

M pays J an agreed current value of his equity and then makes monthly mortgage payment to J (with assistance from others - M will contribute up to annual gift tax limitation). 

The three main US tax issues that foreign investors need to be aware of are: (1) income tax; (2) estate tax; and (3) gift tax.

Hi,He can gift the funds to you.I suggest that you outline in writing how and when you will start to repay the loan.

Money is cheap, see if your parents will qualify for a mortgage still based on their income....I believer FHA still overlooks medical bills...with a gift from you for the downpayment.  

What kind of "gift" do I offer in return for the email?

I suggest you read "HOW TO BE A SUCCESSFUL HARD MONEY BORROWER" Download your free copy at http://trice84.tripod.com/gifts/Jones0804.pdfA great search tool for "Hard Money Loans" can be found at:http://www.scotsmanguide.com/default.asp?