I am thinking you can gift her part of the purchase.

The way I see it I could borrow from family/friends, but those funds will need to be traced, so unless I'm sneaky and get "gift letters" this won't fly with traditional financing.I could structure a deal and make them partners to the investment, but I want to I will want to pay them off within 1 1/2 years. 

I can see two months if you’re holding on to the deposit, but that’s quite a gift otherwise.

The agent took me to lunch and sent me a thank you card with a small "gift." 

I think the maximum "gift" is $10K, although this may have changed in recent years.I  could be wrong about this. 

I’m taking that to mean she is gone (minus the gift she left behind)?

If there are tax implications, I was considering whether there is a viable strategy to minimize taxes through gift tax exemptions.  

You can gift him the entire down payment plus closing costs. 

Ill send you a gift card or in person. 

For my owner occupied home buyers, I usually get a gift related to celebrating the excitement of their new home.