If you don't have the time to devote to commuting, then maybe you guys should rethink being active investors in direct real estate. 

Assumptions: Lowest Appraisal Loan INCOME AND RATE OF RETURN Purchase Price 154,900.00 Loan Amount 123,920.00 Down Payment 30,980.00 Estimated Annnual Gross Rents 15,540.00 Estimated Annual Equity Paydown 1,700.18 Estimated Annual Principal & Interest ($8,350.19) Estimated Annual Property Taxes ($3,000.00) Estimated Annual Homeowners Insurance ($746.78) Estimated Annual HOA Dues $0.00 Estimated Annual Management Fees ($1,877.75) Utility costs to be paid by landlord (if any) Annual $0.00 Lawn mainteannce costs to be paid by landlord (if any) Annual $0.00 Indirect Vacancy Allowance Annual ($) ($155.40) Repair Allowance Annual ($) ($621.60) Misc. bucket for costs per month Annual ($60.00) Estimated Annual Net Expenses ($14,811.72) SUMMARY OF RETURNS Estimated Annual Gross Income $2,428.46 Estimated Monthly Gross Income $202.37 Estimated Annual Gross ROI 7.84% ESTIMATE OF CASH FLOW Loan Amount 123,920.00 Interest Rate 5.40% Loan Term in Months 360 Estimated Principal & Interest ($695.85) Estimated Monthly Taxes ($250.00) Estimated Monthly Homeowners Insurance ($62.23) Estimated Monthly HOA Dues $0.00 Estimated Monthly - MISC ($69.75) Estimated Monthly Management Fees ($156.48) SUMMARY OF CASH FLOW Estimated Monthly Gross Cash Flow $60.69

@Isaac Josey to this date we focus our lead acquisition in direct mailing for motivated sellers.

I changed out the original 1970's boiler 2 years ago, I compared swapping to a propane high efficiency boiler vs an oil high efficiency boiler w/ indirect hot water heater.  

The only thing is to avoid making any disqualified transactions either direct or indirect to remain compliant. 

@Darrick LoweA few things to check(1) Faulty Window - is this window in direct sunlight? 

Dont dump your money in direct mail.

Thankyou Mike, I reached back out to the listing agent and she put me in direct contact with the owner.

@Kevin D HooksThis is an absolute, 100% no-go.Your father is a disqualified party to your IRA.The IRS rules prohibit any direct or indirect transactions or provision of benefit - in either direction - between a plan and a disqualified party.Your IRA coming into this transaction saves your father's interest in the deal. 

Whether or not it helps you out as the landlord (indirectly, it probably will), it will get someone aware/involved in this individuals problems and likely will help them out more than you will ever know in the long run.