However, most loan programs allow for gift funds from family so there’s really no reason to go through the trouble of having the family member cosign if they’re not required to."

The easiest way to get funding is through hard money and private money lenders.

Thank you for that Chris...So what I didnt mention is this is an aunt...What if said aunt "gifts" the 20% as an equity gift...then after close...she goes back on title to secure her interest...as well as a personal note at said terms...what do you think

I think appraisers look within 2 miles for comps, might be off a little but this would be the easiest way. 

No they do not deserve any type of such gift. 

I put the money into UGMA/UTMA (uniform gift to minors accounts) for each of them. 

We have 4 total but starting with easiest.

I do have a wife, and having her continue to make payments likely the easiest, best answer in this scenario. 

Put $30k of my own into the deal and borrowed the rest from a family member as a "gift" at closing.

Unless you plan to move in the near future, the biggest gift you can give yourself as a Cali resident is to OWN rather than RENT - especially if you can get the mortgage paid by other folks.