Most of the properties we acquire are with little to no money down (even $0 down!)

You would be better off putting money into a fund that performs at 6% to 8% somewhere with appreciation. 

After that, the lender may use a private auctioneer to auction off the property and try to recoup as much money as possible.

If we move forward with transferring the deed, we would like a way to guarantee to my father and my sister: a) some return from investments made with money taken out of the house, and b) equal shares in the house if we sell in the future, or a buyout path for either of them.3.

If its four months from now, then explain to him he's going to be evicted, will have a record, and it will go to collections for all court costs and rent money owed, to the penny.

Penalties of these Federal charges may include:30 years in prisonUp to $1 million in finesThey have a "statute of limitations" - (with a third "T"  ;-) of 10 years from the date of the transaction - 10 years from now, you could get a very nasty call and hopefully, you put your reserve money in a good account that grew to cover legal expenses**********************************************And the universe could blow up as Doc says in Back to the Future " But, granted, that's the worse case scenario." 

Hard money then refi residential 30 yr How did you add value to the deal?

And you probably need money for living expenses.

Best of luck to all you out there.How much did you pay for these 3 buildings initially and how many years did it take you to earn the money to pay for them?  

Quote from @Paul Whitehurst: Many will tell you to borrow money from Property A to purchase Property B, but that's known as over-leveraging and not recommended for a newer investor.