That means that the loan would have to be conventional which would require a 20% down payment and I know that you can't use loans for your down payment and I don't know enough people around me who would gift me enough money for it either.

And can gift 10k to spouse.

The downpayment simply has to be sourced from the buyers on title (can't be gifted from a third party in most cases) and the amount can be split however.If you are partnering, it would make sense to purchase the house in your personal name, then have the property deeded into an LLC.  

Could you write it as they are giving you it as a gift?

Now, removing it all would be the easiest route with the city.

@Alex Duarte  1)  possible to  add a  co borrower  in order to get  dti in line  2) get the addition  funds from  other  sources  ( 401K loan /   family  gift / personal loan )  3) consider a  new  1st mtg  refinance  for the  cash  out  even  with rate  and payment being  higher  than what you have now  - it  might be  your  only option 

For students, it's easiest to rent to groups of students that know each other already.

My parents want to gift me the 20% down that I will technically need to give to fulfill the down payment of the loan. 

Once you get exposure to multiple types of investing, I think most people will be able to see what you enjoy and are naturally gifted at and then have a better idea of what to niche down to from there.

I have a townhouse property that is both a gift and a curse.