Are you the guy who invented “I’m not buying the weed, I’m gifting you the weed and you are gifting me money, it’s two separate transactions!”

Your parents can do a HELOC to pull cash and gift you those funds to make the purchase up to a certain amount. 

Your dad has to gift you the equity in lieu of a down payment.

As your equity grows from the tenant paying down the mortgage (rent) and the economy (appreciation),...both free gifts to you,...it grows on a 1 to 1 basis. 

With a gift of equity as down payment, I filled out the paperwork and took official ownership of the house.

Most engineer investors I know are also big time DIYers, and that can be a gift and a curse. 

If you have family with some funds available you may be able to get funds from them , but the bank will want to see the funds as a gift and not a loan...

Talk to your accountant about 'gifting' your limit is 11.2 million and your spouse has the same.

Although some people think it's creepy/morbid to get life insurance for your kids at young age...I'm now seeing the benefit of passing on such a gift...though arguably, that same money could have been invested into a rental upon his birth as @Brandon Turner has written and talked about a lot...still...for those people who can't qualify for rental home loans when their kids are young...investing into certain whole life policies beats a savings account in my opinion. 

In fact, my HELOC balance has dropped down again and I was considering making another payment to the mortgage, but with holiday travel and gifts I'm going to hold off and do it in the spring.)Payoff date Jan 2024Projected interest savings $203,000The things I keep coming back to are not the interest rates and how I'm saving money over 30 years instead of 5 and all that, but the fact that $10,000 was COSTING me $20,000 in interest to pay in the old way and about $1200 in interest to pay in the new way and that all my income is going toward paying down the HELOC whereas just a portion of it was going toward paying down the mortgage.