I personally wouldn't entertain the gift option as I think its an unnecessary step and it can take significantly longer. 

Exploring options to get as much of it as possible to 7' ish ceilings.

The other factor with this: I think many (not all) of the buyers today that are going in with negative leverage (artificially buying down a short term rate cap does not create positive leverage) are going to be in trouble.  

Is an SDIRA my only option if I want to use the funds for investing in real estate?

Wall Street often doesn't highlight these options because they make money from the fees on traditional investments, but with a Self-Directed IRA or Self-Directed 401(k), people can take control of your retirement savings and invest directly into real assets if they wish.Here’s how it works:1.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Generally, the contract will outline your time frame for your option period.

If not then we would do an eviction.I assume you did run title to make sure you bought a 1st position lien and there are also no water / sewer / municipal liens or taxes owed on property.

Check in with @Joseph Chiofalo for help with structuring and evaluating several options.

The kicker is he now realizes he's out of options and is emailing me that he's going to "win be back" and "convince me to stay" like this is some high school romance.