(Vs the current $430).Find out what numbers they are using, and if it's say a 41% debt to income ratio allowed, find a bank that allows a higher ratio and hopefully you can make up the difference as $20 over 30 years is not that much.Another idea is to use the $430 to buy the house and get a Home Equity Line (you said there is a ton of equity) and pay dad 20k from that.That way you keep the 20% down etc..Check your total payment and make sure it's within your comfort zone.Last option is to pay dad $430 and figure out a way to get him his other $20 outside of the bank loan.Maybe he will agree to finance the last 20 to you if all else fails.Good luck!

Sometimes large brokerages take on say a 150 million portfolio of listings from one seller for a cheap commission.

Needless to say, as soon as you sign this agreement, you are locked in and have to buy the property or forfeit your 5% deposit.  

Living in Hawai i you are probably pretty familiar with short term vacation rentals which can generate higher cash flow...but also cost more to get into than say a long term rental.  

I'd say a step above Warzone level.

What does the wizened experienced brain trust have to say?As

At that rate to come up with the down payment on, say a moderate 2 bedroom in Inwood/Riverdale - 350k minimum in today's market, I will need another 4 years - at best.

That's how I discovered once you select the radio button of "part-time investor" / "full-time investor" it does not seem to matter if I select anything else afterward (say a whole different tree), my profile shows "[part/full]-time investor".

@Steven Story For sure there are tremendous opportunities in Milwaukee and dare I say as good as Cali. 

What to do with the tenant in the unit that is giving you the current headache, it is tough to say as we don't know what type of contract you have set up with them or what it says.