You cannot use credit card funds for the vast majority of loan programs.

Your water heater is sufficient for one person but most sites I've seen would say it is undersized for  2+ people which would be normal in a 2BR apartment.Instead of adding a new hot water heater, another option might be to add a parallel 20-gallon heater. 

While the latter may seem more economical, it's only viable if your property has sufficient space for a new leach field.

I feel like the vast majority of potential tenants have a hard time being above 600.  

I think telling people the truth probably cuts into profits and enthusiasm for “Dear Leader”: (That’s a “cult” term)Since the Subject To purchaser makes the mortgage payments and owns the property, the IRS deems that sufficient enough to take the deduction, per my recent IRS audit which includes a large portfolio of Subject Tos and various other creatively financed properties.

Because the vast vast majority of potential sellers are homeowners (not investors or developers selling new), and will have to find another home in which to live.

Its a long game and if done with precision eventually you will have vast financial freedom.

The vast majority of lawsuits against Landlords are for wrongful eviction, security deposit disputes, and Fair Housing Violations.

The house layout in neighborhood block in East San Jose is vastly different than Palo Alto and very different than in San Carlos or San Leandro.

Note that conventional loans allow 5% down for multi-families now...It sounds like even with your father's help, you still don't have sufficient funds, much less also having additional reserves...What, may I ask, is your job?