That said, I would at least get the agent a nice gift i.e.

My concern is since his % of funds is more than 14K it wouldn't be considered a gift and would be taxable.

I would at first got to the FNMA limit, as these are the best financial gifts you can get, and no one in the US seems to even think about it.I would watch out for multi units.

I even got my personal friend, a Medical Doctor for 30 years, stop by every once in a while to check on her.I don't expect any physical rewards for my charity because the best rewards is the gift of giving.

if you have a property being gifted to you would you still need title insurance?

It's pretty much a gift.

Gifts received are not taxed in any way on the receiving party.

I am wondering if this would cross any legal boundaries, as I am not an agent, and whether offering a gift card instead would be a much safer avenue than a "referral fee" to advertise this reward. 

@Zachary Martin There are several pitfalls you will need to avoid - the biggest one off the top of my head will be avoiding the mortgage buy-out being classified as a gift.

But I can say that you'll have trouble with the IRS on a 0% loan: the rate discount would be taxed as a gift, I believe.