More than likely, he just needs to document the gift in his tax filing, and as long his total gifts are under the threshold, he'll pay no taxes on it (nor will you - until you sell it).Another option to explore besides gifting: you and he could set up a seller financed deal, where you pay him a small amount each month/year, which would keep his taxable income lower than if he accepted a lump sum payment.Double-check the above w/a CPA.

Left hand side, under "Explore"

I would explore using your cash reserves to put 3.5% down on a multi, or 5% down on a SFR with ADU.

One problem I do know of that is becoming a cancer is people not wanting to go back to work due to them receiving unemployment; and with the schools shut down, kids are home all day and need a care taker, so most parents are choosing to not accept new work, which is illegal actually, and if reported they could lose their unemployment.

I have been exploring PB lately and noticed that when searching posts the search result will list a date from this year, but when you click the post to read through its thread, the post and replies are all from years ago... am I misunderstanding how the dating displays?

All countries are driving their currencies down since it's a short-term fix for a lot of problems for them.As far as govt being a responsible party managing fiscal policy - You've got to be kidding.

I wanted to be at 16 units in 3 years (no kidding). 

I'm just exploring all my options.

Have you explored building more units yourself on the property (ADU / short-term rental, or other higher and better use)?

I will certainly explore this option.