Hi Matt,Step one might be to get them a new baby gift or two---like a couple of little stuffed toys from Target or Walmart.Drop them at the door in a box like FedEx does with a nice little card of congratulations on the new baby.If that doesn't make YOUR life easier, then wait until the lease runs out.

Don't stare a gift horse in the mouth if it wanders up.Bigger Pockets has been an awesome resource for connections, stay active and take action and most of the folks here will bend over backwards for you.I'll be happy to share any of my contacts with you, though I'm new and definitely still building my team.I

If dogs, what breedNot all of the above will cause you not to get insurance but several (knob & tube/aluminium wiring, certain breeds of dogs, inground tanks) will severely limit which companies will quote it).Because you are in RI you also need to be aware of the distance to the coast.

So, welcome gifts, for instance, are a bad idea in my opinion.  

If they are good tenants & pay their rent & don't trash the place, maybe as a "Thank you for being good tenants" gift, you could consider it AFTER THEIR CURRENT LEASE TERM IS UP.I wouldn't put in a disposal, though.

What gifts do you give them?

@Matthew Kelley, did you buy the property in question or was it gifted to you? 

And I should manage it as MY money, not a freebie, not a gift, but something that is mine.They want to use a HML on an asset they want to fix and keep, and hope to refi...but with a HML for at least 6 months, and no experience of fix/rehab they likely will not come out ok, but hear it as a way to get in the game.They want to enter into a wholesale contract with no money to perform, another using other people's money thing.They want to manage a syndication, because they did real good in the real estate boom and now are real estate geniuses, kind of like selling ice cream in the Summer.

How do we replace the common problem & solution (or cause and effect as above) with a conversation about POSSIBILITIES and GIFTS. 

I would get them something like a $25 Amazon gift card or something and go introduce yourself.