It's called NOT Your How-To Guide to Real Estate Investing: Life Lessons on Hacking Your Mind Before You Hack Your Wallet. 

Making multi-units will stretch my wallet at this point, I am trying to think of a more economic yet hassle-free solution to this situation.

I provide the hardware for curtains but not he curtains themselves.

The three items you mention are pricey, but not that hard to pay someone to do.Have your dad talk to a realtor-not sign any paperwork, to get an idea of market value as is and with the new roof, hot water tank, HVAC, a fresh coat of paint, maybe new kitchen countertops (and hardware), but leaving the bones as is. 

@Marvin Bobb We use Google Wallet 

You may find that you can paint your cabinets and change the hardware instead of replacing them for example.

@Austin Powell - break every step of the BRRRR method down one by one and it becomes a lot less stressful.Buy a house that doesn't require a large renovation - cabinets, countertops, vanities, flooring, paint, popcorn, and hardware at most - rent to a well vetted, reliable tenant, confidentially refinance by getting a 'subject to' appraisal contingency on purchase to better secure targeted LTV.Set a good tone on the first one, rinse, and repeat.It takes a lot of time and energy to secure each step which is where missteps can happen. 

The interiors will have new flooring, appliances, hardware, and blinds.

The interiors will have new flooring, appliances, hardware, and blinds.

The interiors will have new flooring, appliances, hardware, and blinds.