We also give tenants a canister of disinfectant wipes with their move-in gifts, so they can tend to matters on their own.

You might consider two tiers of gifts.

Late 2 hours without a damn good gift and excuse, leave me alone.Thanks In Advance

Only thing I can think of are gift cards.

Or buy them a $50 gift for the holidays. 

Now, an outright gift - depends - a friend going through a divorce and needs money to move - sure. 

OR tell them , here its yours ,a free gift, you now own it.

This is literally the worst advice you could possibly listen to.Being gifted a free San Diego home and selling that equity to buy equity in lower quality markets is a sucker play.Greg's funky math above:- Subtracts opportunity cost from actual cash in order to validate his claim that this property is "negative cash flow"- Does not consider rent growth.  

I think gifting tenants is a bad idea.  

What the lender required, was that they write a letter saying that the money was a gift and not a loan.