But before you make that decision, you need to have a serious come to jesus about what your goals, needs, and deal breakers are with regard to:Time - how much time can you reasonably afford to spend on the investment once it's made, on an ongoing basis Control - are you willing to sacrifice a bit of your return for someone else to handle tenanting, maintenance, and turnover, or do you want maximum control regardless of your experience levelResolve - if you're inclined to be very hands-on, do you honestly know that you will be able to maintain the level of involvement long-term?

I'd really try to find a local one - in Michigan it's a deal-breaker for me to buy a home without a garage OR basement - usually it's okay if you have at least a basement.

. $425/mo is about on par with an expensive car payment & people with expensive cars by homes all the time, by contrast $2k/mo is generally a deal-breaker unless you make so much that you really don't need a mortgage to begin with. 

I'd think long and hard before doing anything that transfers ownership to him now because it could short circuit the greatest gift you can give him - the step up in basis when you pass away. 

lol.Or you can add a gas range, water heater, furnace and dryer but no 220v circuits and it's now "not" a multifamily??

Some of the work was questionable but wasn’t a deal breaker but it did have us scratching our head a little as to who the heck worked on this house.

So assuming your panel can handle the 2 double poled 40amp breakers it would be a lot less expensive than running a gas line & the venting of a NG unit.

That would have been a deal breaker for me.

@Yonah Weiss The two separate reports was a deal breaker for sure.

I actually flip fire damaged properties, so as @Brandon Sturgill said that isn't a deal breaker--just get the right people involved.