Hello @Kenji Tominaga,Agreed with @Chris Seveney regarding having the owner offer cash for keys.Since there aren't many options on the market that can compare to the deal you have in place, I'd recommend waiting it out (if possible).Chances are, the value of the subject property will continue to increase while you wait for the tenant issue to be resolved.

I’m trying to get my first HELOC done so I can continue to acquire more doors. 

When we review Tenant applications that are section 8 subsidized we are struggling to get a good handle on whether a Tenant is financially fit.

It's only a short plane ride away and continues to appreciate in value, giving investors strong returns.  

Biased here but I think Oklahoma City has strong potential for continued growth.

My main focus these next 6 months is to educate myself and continue to add to my savings for down payment and reserves.

You might simply have him assign the deed to you or add you to the deed and continue to pay your father-in-law's loan while renting it out.

Let me help you start or continue to build your port folio in a market that doesn't appear to be leaving or even slowing down any time soon.

How have you found quality contractors that you continue to hire?

This will probably be unpopular but you should save for a few more years even if you save enough for your down payment, if you are exhausting all your savings, you will struggle with any unexpected repairs.