As a former out of state investor (Properties gifted via my father's Estate), I can tell you that you are 100% on the money @Amy Hu.

The down payment was a gift from a family member and we purchased it using our LLC.

(Also do not fund a Roth this year, and ask a friend or relative for "gift money" now.)Buy a house for less than $275,000!

Later on, with her estate planning, she gifted over her portion.

@Brad De VriesSome considerations:1) If you are planning to use a conventional lender, your parents would have to "gift" the down payment to you as you cannot borrow the down payment (it's your "skin-in-the-game").2) Capital Gains tax is a federal mechanism.  

There are limits on gifts each year, so you don't want to get hit with a big tax bill for doing it the wrong way.

It is clear that you cannot accept gift for buying investment properties.

I'm getting married in July and my fiance and I have set a goal to buy our first rental property within our first year of marriage as our "Anniversary/wedding gift" to ourselves.

One of my close friends (best man at my wedding) have me $30k as a gift.

If it was the PM then I think you shouldn 't make her make a copy, but go for the changing the locks plan and have a proper notice and maybe even compensation like a gift card or thank you letter.