Wow - every day is a gift. 

To add in another alternative, your dad can "gift" up to about $17K each year to you tax free.

If that's all you need to do after a six year tenants, you should send them a gift  ;)

I said rent is what it is, that we didn't have an agreement to take anything off, however, I am willing to give him a gift card as a happy holidays/thank you.

Okay, I've researched, researched researched ,spoke with loan specialists etc. and I'm on the right path to get started, but felt it would be wise to ask the BP community of their experience in hopes to be gifted with their knowledge so that I can better correlate between research and human endeavor.So I DO NOT earn 6 figures and therefore I've lived well below my means to save everything I do earn to begin my buy and hold path. 

Thanks for the holiday gift @Joshua Dorkin @Brandon Turner Q-Hilary Catton and the rest of the HoltonWise staff loved the brownies!

(He is probably frustrated internally as well because he is not done what he is primarily gifted at). 

They could learn that FHA will finance up to 4 units, get all their income documentation in place, get their credit score improved to the proper level, get the seller to do the required repairs, get funds properly gifted for their down payment, contest a bad appraisal and get it revised, and think their good to go......then they find out that while FHA finances up to 4 units, they have to be owner occupied, and the buyer can't do that so the deal is dead and all the work was for nothing.

I, too gave gift cards.

But I did have the right attitude as well as the gift of desperation.My initial foray into harf money loan brokering helped me get close to the situations people run into and leaned to solve problems.