With $15-20K liquid, focus on lower-cost Midwest markets where down payments stretch further. 

FlashlightTape measure/Laser measurePaper/Pen/iPadBinocularsReceptacle testerLevelMarbleDroneRespirator/Face Mask/Eye Protection/GlovesAQI testerWater pressure gaugeThermal cameraEndoscope cameraKnife Good list, in addition in my truck; ohm meter, megger, magnehelic, steel ball, air compressor  generator, plus stuff I'm forgetting

Are the tenants paying market rents?

Agent and leasing experience can help with negotiation skills, market knowledge, and tenant screening.

I used to think that cold calling was the only way to get off-market deals.

I have an investor friend who is a very successful wholesaler in a market, (south FL), that is crawling with wholesalers. 

However, if your father inherits and later transfers the home, it should qualify for a step-up in basis to fair market value, reducing future tax liability.If the goal is to tap into equity, having the trust take out a HELOC may be a better option, avoiding California Prop 19 reassessment, which could raise property taxes significantly.

I'm not too familiar with the markets yet but research I've done suggests that the towns of New Britain, New Haven and Hartford all have a good mix of inventory and low prices coupled with plenty of amenities, night life, cafes, etc and local colleges to bring younger people to the area year after year.

You can arguably make it work in any market.

Try networking locally with HML's who know the market.