Brian - I've added air conditioning to HVAC when I needed to replace the gas heater in houses.

I was doing Hard money for Gas Stations and strip malls.

There may be a valid reason that both of you can work around.If not, legal action is often the route that costs you more and gets you nothing. 

Jacob I should have labeled "RGE" better as that is our Gas and electric estimated at $120/month.

Regardless, there needs to be a real estate transaction where there is a seller and a buyer, where the seller issues a warranty deed that guarantees that the purchase and the sale contain a valid transfer of ownership with no unknown encumbrances or other issues.No, you can't go back in time and obtain or issue a warranty deed with your dad.

They can also do validation for applicants with "service animals." - With a pro membership there is a database of NC attorney reviewed documents right here in bigger pockets.

Here's a PARTIAL list:Office rentComputers, printers & softwareInternet & phone billOffice furnitureOffice supplies: paper, postage, ink, etc.Office liability insuranceAuto expenses: monthly payment, insurance, gas, maintenance, registration/plate feesBroker license fees: annual, monthly board & MLS fees, continuing education fees, E&O insuranceEquipment: lockboxes, signs, etc.Business income tax preparation and paymentsStaff payroll & payroll taxes Time Tasks: answering phones, calling past due tenants, scheduling tours, taking marketing pics, processing those pics, writing ads, researching rent amounts, posting ads, explaining to owners how rent determined & showing where ad posted, opening & processing mail, posting payments, bank deposits, scanning documents & posting to owner & tenant portals, explaining accounting to owners so they understand their monthly statements, taking pics/videos of repairs, finding reputable handymen and contractors, confirming they're properly licensed & insured and tracking annually, verifying repairs done properly, processing invoices for utility bills, repairs, taxes, city inspections, scheduling periodic property evaluations/inspections with tenants that don't want strangers in their homes, explaining to owners why taking so long, and more & more & more...

What if they lose the EMD because they don’t have a valid cancellation reason,  or they miss a deadline or miss a line that says all EMD is non-refundable.

To avoid paying capital gains on the sale of the rentals, the most straightforward way is to complete valid 1031 exchanges on your two sales.  1031s themselves can be a little unintuitive to navigate. 

If not (ie two full-time working spouses) your only other option is going into land conservation deals, solar deals, or oil and gas deals - all of which have some risks.Explained in a different way...1) There are ordinary/W2/active income on one side.