LOL It did give me a good kick in the pants, though, it made me realize that I really have to put more work into learning what I need to learn if I want to get into this business of investing.I'm sick of this business of living paycheck-to-paycheck and never having enough money for when things come up, or to go on vacations, or to buy gifts for friends and family on birthdays and such.

All of the down payment funds are in the other spouse's account that just has their name on it.Problem: Down payment "gifts" cannot be used for investment properties, primary residences only.

Basically it came down to salt, water, and breast milk, and I don't think anyone would like a gift of breast milk in a bottle :PSo like coming to a party of 50 people or more, I'm going to bring the gift I intended to bring(bottle of wine for example), even if there might be someone allergic to it. 

Maybe a guest gift of hot chocolate, wild rice and smore supplies.

(You can subsidize the rent with yearly tax free gift amount)  You can only do 1031 to another rental property, not the second home for your mom to live for free. 

Unfortunately he hasn’t responded to either of my two contacts yet (1st letter, 2nd Starbucks gift card with business card) but I’ll keep going.

Every person has gifts and limitations.

I was working as a bartender and she had saved every single birthday, christmas, graduation, etc. gift I had ever gotten for this moment.

Friends/family "gifting" you money.

This way your not paying interest and you can get gift cards for lowes and home depot to help support your investment.