A simpler solution may be to make a gift (as defined by IRS) or no- or low-interest loan, but this way loan is backed by house and my mom is able to capitalize on lower rates for the mortgage.

It's one of my favorite places to live in the city.

I'm hoping there are better options and this is what I'm looking for advice on.Source of down payment funds, if applicable: own funds, unsecured borrowed funds (credit cards), secured borrowed funds (HELOC, etc), gifted funds, other (explain)Not sure yet.

Your proposed allocation would be invalid.You may want to consider possible having a gift in the equation to make it work.

Hi,I am trying to use the gift as a down payment on my first property.

If you don’t know what to ask, start with my list in this thread.While most borrowers hold their favorite lenders close to the vest, everyone will share stories about the bad ones.

I see that there are a lot of vague pdf's online that can be used, but do any of you have a favorite resource that you've gotten your contract from that you'd like to share? 

My favorite play right now is in midwestern and southern secondary markets where I can get the highest possible cap rates, while enjoying the same level of rental demand the oversaturated neighboring hubs do.

Feel free to reach out and I can help point you to a few of my favorites.

What do you think of the idea of gifting her one of the properties so that at least she could have some income coming in?