Wholetails in a good area in a hot market are my favorite.

If you are gifting them a place to live and they are gifting you the amount if the mortgage (you will continue to own no matter how many payments they make) explain and show deposits and see where it goes.

Results:112 potential targetsPrice ranges: 125-350KThis is why, even though my operations are heavily automated, this is hands down one of my favorite ways to find potential deals. 

This is where the slight of hand IRS gift of depreciation comes in. 

You may consider gifting them cash so your parents buy the house in their name, and you get a step up in basis when they pass.

@Logan BosigerOne of my favorite books about commercial real estate is "The Real Estate Game" by William Poorvu.

Here's some more about how to do this: How to Find Someone’s Forwarding Mail Address Without Them KnowingThis is by far and away my favorite method.

In my case, I took back a note for part of the sale price and basically gifted the down payment (that gift was large enough so I have to file a gift tax return, but no gift tax is owed).The entire transaction was straightforward and completely on the “up and up” from a tax and inheritance point of view.  

My parent's would have to file a gift declaration for 709 with the IRS.

I carried out the refi with my favorite bank and I can say that about 50% of the mailers had completely non-factual numbers (yet the general idea of the FHA Streamline product was reflected accurately) and about 50% was right on the money.