Doing this will allow me to have some money to begin investing right away.My favorite stock/REIT is Arbor Realty Trust due it growing consistently year over year and a 5-9% dividend a year.

You can afford a 1 or 2br in prime areas (logan square, albany park, west town) these are my favorite for cash flow and strong appreciation easy to sell on the flip.

My favorite fee is the $35-75 fee (depending on the company) for checking the outlets during a turnover.  

I am considering offering them a $1,000 gift card as a renewal bonus if they sign another year lease. ($1,000 = $200 x 5 months left in 2019).

The lender will want to know where the money came from to make sure there isn't some side loan or "gift" that is getting you the funds needed to close.

What if the loan is 0 down, but right before closing I get gifted enough to cover closing Costs?  

Having instantaneous access to properties is probably my favorite perk. 

I have access to many of vacant lots here in Nevada and am looking for a mobile home manufacturer that works with investors.  Anybody have good recommendations?  

They would need to create a lease for their part to the other party, collect rent, report rent (use legal gift limits if they want to return the rent to the other party). 

Only way to pull that off is to have the seller actually gift you the 25% into your account the.