When the tax system rewards a responsible level of debt, it makes sense to reduce your exposure.

I got my exposure to TTK through Real Wealth Network - have any has any luck and how is the experience with them?  

You can possibly limit his exposure to this tax - but not eliminate it - with some fancy tax planning.

The bank will question where the money came from, and we will have exposure to gift tax/exclusion reporting.

If not you are just wasting both parties time and not helping anything.There is a reason something isn't selling ( price,location,condition, commission,marketing exposure,etc.)

I'd like to introduce myself to the community with hopes to gain more exposure into the world of real estate. 

They'll recommend that you get exposure to RIETS - traded and non-traded.

From speaking to private equity real estate funds, there has been a decline in deal activity and a focus on optimising returns from portfolio assets in preparation for downside exposures (if any).I am not alluding to the thought that a crash is on the horizon; instead I am trying to scope out whether I should start investing in real estate in current market conditions.

Agree to sign an addendum to prevent exposure to liabilityContinue to allow them to do this under the belief that the home is kept in good shape (only you could determine this)Continue you increase rents in accordance with the market (these increases don't have a significant impact of a business' bottom line whereas a traditional, long-term tenant would freak). 

If done correctly it will reduce your exposure and protect your assets.