One can do better by buying treasuries and zero risk and then margin that bond and easily use those funds to buy more and more bonds to compound their return with basically zero risk.

Just because you do it does not make it OK to do and does not make it OK to share it as advice for others. 30% is generally considered to be safe, but it's based on interpreting examples in the Treasury Regulations and not on some formal rule.We all make mistakes.

Similarly a casino isn't going to let someone walk up to the roulette table and bet $10 million on black because the risk is way too high, but they are more than happy to let you place ten million different bets of $1. 

@David Miller the property itself is great, the area is working towards building a casino, and rentals fill quick, it’s literally just the road that’s a weird quirk.

I got to jump into investing and they're earning solid, safe fixed returns that they couldn't get in a savings account or treasuries.

With the 10 year treasury falling (again) and hovering at 250bps we're likely to see continued cap rat compression.

Purchasing 4 week Treasury Bills is a very low risk method to help you stay ahead of inflation.

You may have the bedroom count, but sqft is very low for that rent, your probably closer to $1700-1800 than over $2000 in that area, maybe north of 210 Shandon Hills, maybe the Del Rosa/Sterling area, San Grogonia area, close to Highland or casino area might get closer to those rents.It looks like your trying to Finance with an FHA loan, watch out for mortgage fraud, SB has been a hotbed of mortgage fraud in the past and it is much more of an issue today than in the past, not saying they are looking to lock people up but occupancy fraud is one of the most common forms of fraud and lenders do look for it.

Hillsborough county opportunity zones, here is a helpful article. https://eig.org/news/what-to-know-u-s-treasury-announces-proposed-guidance-on-opportunity-zones

Risk-adjusted, for these kinds of returns, your dad would probably be better off buying treasuries, which have some tax advantages.