If you're obtaining a commercial building, you'd be hard-pressed to do that anyways given generally tighter lender standards and a minimum DSCR you've got to reach.But the big thing to note is you can have your cake and eat it too!

If they press, I tell them my wife and I own it.

Either way that should give you a bench point. 

He is now putting money into a legal battle while maintaining a burnt up home so the health department and code compliance won't press charges against him for not maintaining the home.

I usually prefer one with a rounded edge compared to  a pressed bevel; easier to grout IMHO.

I only look for real wood items, no pressed wood junk, I may sand it and stain it, I may put chalk boards on the fronts and sides, maybe granite on the top, I do not go out an purchase these for full retail.

Just let them know that if they slept on a park bench and only ate spam, they could go deal to deal on about $80 at a time.

You will be hard pressed to find anything under $200k currently and if that's going to be used as a down payment, you'll have to see if your son qualifies for a loan if you want him to be sole owner. 

On a four-plex you should have four boilers, four hot water heaters and with no reserves you will be hard-pressed for a solution when something goes wrong.

You need and deserve resources/professionals who add bench strength and carry their part of the load.