(eg, if your lot is not the standard 25 x 125, but some other multiple where the width is actually skinnier than 25, and the lenghth is longer than 125, and you want to reduce side setback requirements, eg.) 

If I were to reduce or take out the vacancy, the 2 would cashflow.

If the market is tough, I reduce the rent rate over the full 12-month term.

Learnt lesson not to fully depend on property manager and should have made decision faster by reducing rent .

Since your dad is a contractor with access to affordable labor, the renovation costs could be lower than average.

85LTV ask on a LTR rental is a tough ask, when adding an STR factor, nearly every lender will reduce max leverage by 5%. 

The owners refused my advice to reduce price and they both sat vacant for months.

In reality, the insurance payout reduces the adjusted basis.

Boots on the ground is hyperlocal, and what you're looking for is essentially cheap labor that can open a door when you need it.

Found T&H realty services to be pretty interesting as they provide both buyer brokerage service (to help me find deals) as well as do property management i.e. they are not full turnkey provider necessarily, but reduces some of the hassle for me I guess as an out of state investor.