You could "gift" half to your father, but there will still be a disposition.

I'm no attorney, but you may need to consult with one eventually, but if I were you, I'd start by contacting them to request a deposit disposition.

I get full control of use and disposition of the property and include in the contract the right to assign or sublease the property and the right to sell the property? 

The holding period generally ends at sale or disposition.

Only a licensed attorney has all the laws, regulations, and rules relevant to the disposition of the unique facts of your particular case.For the vast majority of instances, most new investors can be relatively safe with an LLC.

However, if you already have your systems in place then the services I can offer you are Property Management, Acquisitions/Dispositions and site development planning.Another option would be, if you would like to partner on a deal or deals...I'm always open for collaboration.If this interest you, I'll connect with you and we can talk about your investment goals and objectives.

If this is a possibility, you should have a discussion with your accountant w/r to the capital gains you might expect during a deemed disposition and, based upon this decided whether the increased overhead of a corporation is warranted at this time.

In my last "position" I managed over 1000 scatter site rentals including acquisitions, renovations, rental, and dispositions. 

Because i have purchased 7 homes to this point, i have learned a bunch about the process, rehab expectations, contractors (good and bad), tenants, and my overall disposition for the business. 

The information I am about to provide may not apply in your particular jurisdiction, and I would strongly encourage you to seek out an attorney based on the legal threats here to aid in the disposition of your case.If this happened in my state, the tenant could file something known as a "tenants assertion" alleging breach on the part of the Landlord, AKA providing unsafe living conditions.