For investing out of CA the greater Reno area is close by, low taxes, and landlord friendly.  

I am an investor-friendly agent local to Rome.

My goal is to network and build relationships with investor-friendly agents and experienced real estate professionals who have extensive knowledge of the central Indy market.

Just one idea, but probably a dozen ways to accomplish this. 1) Father drops the property into an LLC, if it isn't already2) You and Sister are introduced as "profits interest" members of this LLC3) You can then structure how the profits are shared, but Dad owns all of the appreciation that has already occurred, and would get a step up upon death. 

Obviously the exposure on this site won't be as great but we can list it as a link to friends and family to book through maybe.

Humans are social creatures at the end of the day and I personally like to know who I might be dealing with if they can either be a friendly neighbor, a nuisance, or beneficial in maybe keeping an eye out for you).Is it possible to update the gate so that it can open and close by itself and have 4 different codes to it for each neighbor to enter/exit?

Either a property manager, possible family member, or good friend.

I have found for me a landlord friendly sate like Florida is hard to beat.  

Thank you for being a great friend and a partner!!!

Thus the $3000K interest I earned from my hard money personal loan to my investor friend is considered "Portfolio Income" and will be reported and taxed at my personal tax rate.