Don't offer less than 12 months lease and raise the rent gradually at every renewal.

Many out of state investors are speculating on the gradual improvement of this area while realizing high yields with high risk / high reward properties.  

Instead, come down gradually.

I think the more this goes on, the more my dad will gradually see she is not a good long term choice, hopefully. 

My goal is to invest in 1-2 rental properties in the first year and gradually start rehabbing.

Leave the lower margin, headache stuff behind gradually    I'm hiring a business coach to help me get over the hurdle of growth so I don't have to run so many calls   I actually enjoy them, but would rather pick and choose when I go vs employees go.    

The price per unit improves slightly as you move from duplex to triplex to quad but 1) there are many more duplexes than quads typically on the market 2) It gets you started gradually instead of taking on 3 tenants to start you will start with a single tenant.I suspect the places that are listed at $225K/unit will sell just above $200K/unit so you can probably get in at ~$425K.  

Commercial lending has loosened up quite a bit in the last 3-5 years and conventional lending is gradually headed in that direction.  

You are going to be fighting to get that 100K to make you 40K a year (I figure more like 8K in the short term that will gradually increase).Best of luck in whatever you decide!

Electronic signatures (like Docusign) have had a gradual but expanding acceptance period, for example.Scott