We are out of state but would be open to working with someone local if they can offer favorable terms.2) Any local realtors you have worked with and been happy with?

(are you offering appliances)Is it with a pm/realtor or a dedicated pm?

.- Have attorney draw up a contract to do this.Suggest you offer your dad some cash, now or in the near future, to motivate him to transfer his ownership to you.It may not work out, but you will learn a lot either way!

Financing can make a big difference, and local lenders who understand house hacking and multi-family investing can sometimes offer more flexibility than big banks.

You should have that as a benchmark in mind, since it offers a good return without any effort.

They will have better recommendations for any title companies or lawyers there.

I've seen some lenders offer as low as 15% down on an investment property but the terms they'll impose for doing so aren't usually worth it imo. 

The first time this happened, the board of directors got an email showing trash everywhere, and HOA management offered to get "their people" out there to clean asap. 

I have found my first multi-unit property that I am going to make an offer on. 

However, rezoning now could still offer some advantages depending on your long-term goals.