However, let’s go with my premise that when you first purchase it will be significant cash negative when including all expenses/revenue impacts (piti, cap ex/maintenance, PM (always include pm in underwriting even if self managing because your time has value and circumstances change), vacancy, bookkeeping, portion of asset protection (umbrella, LLC, etc, and miscellaneous (this includes things like unexpected utilities for example from a slab leak, not fair to charge the tenant (I recently had a $2k unexpected water fee for a water leak), legal fees for various consultations, eviction fee, or the recently mandated stair and balcony inspections, etc.  

@Miguel GonzalezEvidence of foundation issues or water intrusion would be a concern.

Quote from @Elealeh Fulmaran: Tough combo: rural, 7 acres, hand‑dug well, unpermitted structures, and minor water damage knocks out most agency and FHA options.

Now you may have to get it rezoned , this may take a year or two and you have to fight some neighbors , then you hire an engineer to lay out the lots , roads , water and sewer , which isnt cheap and may take another year or two .

Perhaps your father would be on-board with that toe in the water of REI. 

The lease states the landlord is only responsbile for water only.

A pattern has started, and now he' testing the waters to see what he can get away with in the long run, which means you no longer have authority in the relationship.

I'm not trying to be harsh, but "forcing" a deal has gotten me in hot water in the past.

I regularly buy 80-120 year old buildings and the biggest expense I’ve had that was not planned for was putting in a new larger hot water heater in a location where the old one wasn’t quite keeping up.

I feel like I'm a fish out of water here a bit.