This should include which areas you can access, what hours you can work, and any safety measures you’ll take.

My constraints are that I am only 24 and do not have any previous lending history nearly to this capacity, as well as having limited knowledge on how to structure these deals with subdivisions.

One of you should be the owner, hold title to the property, the other can be a limited partner.

My father would be willing to help us out in basically any way that he could, in exchange for modest monthly payments going forward, and is content limiting his capital gains exposure with the owner financing. 

Coming out of the city council meeting I determined to sell everything within the city limits as soon as it was expedient to.

He's out of Rochester, has lower limits for DSCR but also has a ton of options for loan products.

But California also has pretty onerous land-use regulations that limit supply, and there’s been a lot less financial distress than people were expecting, with one of the lowest loan-to-value ratios on outstanding mortgages in the country.

You may have a skill-set that could be helpful in partnering with someone in either long or shorter term projects, or if you have some funds, you could go completely passive and be a limited partner on a larger deal and let those who have the time and skills manage the project actively.More important is starting to network with local investors and get to know your market, your players and find out who is doing a good volume of work in the area you might be interested in- (multi-family long term holds, fix and flips, etc).

I paid a local tow truck driver $100 to stop in front of their trailer with his truck and start measuring his trailer while they were at home watching and then knock on the door and ask if tongue and axles were under the trailer.  

If done the other way around, the terms of your preapproval will change.With residential financing, you cannot purchase directly into a LLC (unless you look at DSCR) but that still would limit you to the 5% down conventional.