Buy them lunch, send them gift cards around the holiday's and stay in touch even if you don't have a deal for them.  

That sounds more like a loan/gift than an investment.

I'm interesting in learning how a property can be gifted or transferred. 

and I don't want a bunch of frozen stuff..I got one of those packages as a gift and there was one Radish in a plastic bag I thought what a waste..But what I really loved was buying our Teslas on line.... now that is the bomb.. no more car dealer BS.the price is the price and you can literally have a new car bought in less than 30 minutes if your paying cash. then they e mail you when its in the show room and ready to be picked up which depending on where your at or what model can be a matter of next day or a week or so out..

Offer a small incentive to keep unit neat and tidy for the day of the showing- $10 off rent, for example.At the end of all this, you may want to provide  a gift certificate to each tenant thanking them for their cooperation in the sale.

Real estate allowed us to retire early and gave us the gift of time to enjoy life. 

Gift funds (100-150k)I'm assuming I'd also need reserves in the range of 6% of all outstanding investment property principal.

Not quite sure if it would make sense to co-sign a loan just to have me on the home, where I can likely get a similar outcome (have the home upon their passing) if I buy it from them before they pass and/or have it gifted to me. 

Please also verify the accuracy of this information at the time you are considering these options as guidelines change.price Decorating allowancesRepair allowancesMoving costsNote—a dollar for dollar sales price reduction is also required for - Excess rent credit and gift funds not meeting FHA requirements Contributions exceeding the actual cost of prepaid expenses, discount points and other financing concessions Credit Requirements Required is 600.

I have always had a gift, despite total social ineptness, to be able to see when it is time for a trend to take hold.