I just can't stomach the idea.

If you have the stomach to invest in a development deal, you do see pitches from smaller shops available to individual investors pretty regularly. 

If you can stomach it, go wherever there is a deal and where you can find a good property management company. 

However $5k to drive rents $50/month is a little more difficult to stomach.

If you and your wife have the stomach for moving, I would suggest getting another place at 3.5% down, living there for a year, then moving to the next one to do the same thing.

While I believe this is true, to a point, I think the no experience thing is the hardest for me to stomach.

It depends on whether your father truly has the stomach to carry out the rehab and then deal with tenants.

I do not have a ton of interest in owning percentages under 100% so hopefully we can find out how the sales in the counties around us are structured and I am unsure if we will have the stomach to purchase in massive volume to get the most bang for our buck but I guess these are the kind of risks that make life worth living lol. 

Now I'm sick to my stomach.

If you don't have the stomach for that be patient and find a turnkey property that fits your investment criteria and you will still have an amazing portfolio.