They tell me he's 95 years old so I figure he's not buying another primary residence for himself.

Dont' forget you can 1031 into a DST to "park" your funds if timing/consolidation is an issue, for example.I THINK you still need a Will, especially if property is across multiple states.Is your father a NYS resident? 

For my situation being away from home so often(I'm a Michigan resident), this would still allow me to participate in real estate but be diversified beyond a syndication.

This is also a great time to talk to the residents that are home.

Her significant other bought their residence while she bought an Airbnb (very successful!)

Of course, you won't be able to see if they owned any other property since that would require a search by name option, but at least you will know if the primary residence is a possibility.

However, my personal residence has a 30 year 5.875 fixed rate.

Investment Info:Single-family residence buy & hold investment.

Getting a Heloc or Heloan secured against your primary residence is going to be extremely difficult without income/ability to repay.

Investment Info:Single-family residence fix & flip investment.