In doing so I discovered a few properties not preforming well, mainly because my father has too soft a heart and many people take advantage of him.

Tread softly with the mortorium on evictions for COVID; you are effectively making this person homeless.When I rent to people who are not married I make sure that all people moving in know that the primary/strongest tenant is in charge of who moves out when and how the security deposit is split. 

When a soft opening occurs it will likely take many months as social distancing and how many people can be in a space will allow more and more density back to get to full operation levels.

Not very aggressive on your soft costs.

By then providing soft and hard proof of funds to the seller or agent (if working with agent) to go with the deal.

You haven't accounted for any soft costs. vacancy, repairs, and capex.

All of the soft-cost is done just wondering about getting lending for the hard cost.

Ground shifts a lot all over town due to our soft clay soil and some areas can be worst than others. 

Then you add the price of the dirt and all the soft costs to get the project through all the entitlements and well that's another 80 to 100k depending on how good a deal you got on the dirt so basically this is why in our area you cannot find a lot for much under 150kthen you add 25 to 35k for vertical permits then you add in the 120 to 140 a foot to build and wa la you have about 400k or so just in costs for a 2000 to 2200 sq ft home nicely appointment not builder grade little cheaper builder grade of course. 

@Chris Randle interesting numbers for soft costs.