Why not send it to collections and if you collect in full you can always gift some of it back.

I was also told by this Victoria Lansen that the property was a gift, the people had moved and they just wanted it sold. 

My name is Pavel, though I prefer Paul,and I became involved in real estate and landlording due to a gift from my parents - they saved up for 10 years and bought me a condo.

All good groups.Read BiggerPockets a lot, and get on the forums - huge help, especially when you're learning.The BP books by J Scott are great, as are the books from the 'Millionaire Real Estate...' series by Gary Keller - there's one of Flipping, Holding, Being a Real Estate Agent, and the main book.For mindset, 'Think and Grow Rich' by Napoleon Hill, Rich Dad Poor Dad, The Power of Positive Thinking, and The Traveler's Gift by Andy Andrews.  

They had my sister sign a gift of equity to us even though we had been buying the home from her.

If he sells you and gifts you the money you might have tax on it.

I had a lender pair up with me and he buys the gift card and I give him the information.

I would also ask ur recent tenants what brought them there and make an incentive for ur current tenants that if the can referral someone that actually gets the apartment they get a discount on rent/gift basket.

I have contact with my tenants on average twice a year, once to send them a Christmas Thank You gift for being a good tenant and I allow them 1 complaint a year!

It's not a gift.