@Mekei Coleman becoming a real estate agent may be an area to explore further, it doesn't require much physical activity.

I might start with all tenants responsible for their own garbage/recycling while further exploring a small dumpster and while I appreciate that most tenants should be fine being responsible with their garbage I have one tenant that I know will not and she could cause a huge issue.

With my price range that's another reason I am exploring all over MA as well, not only Worcester to Boston, until i build more equity (Of course I feel Worcester has a lot of potential though, so getting properties here for a good price would be beneficial).

I do not currently have any, but I would not mind atleast exploring that option.What market are you in?

If you aren't exactly sure on your criteria and want to explore, it's best to at least set a broad criteria in markets so you can compare between markets to see which one best suits you.An example: I'm interested in small multifamily investing so I will target markets which have a surplus of small multifamily properties to start off.

If it is in there, you are out of the agreement and can sell to someone reputable- heck post it on BiggerPockets Overall, if all things are equal, keep his hand money and walk away/fin$ another buyer.

Honestly...I am looking for all avenues to explore that helps me NOT have to move out...whether that involves me buying this place somehow, or doing some type of creative deal with an investor...I am open to whatever works.

Tell your Dad that you love him, but your law license and reputation are too sacred to you to risk it by participating in what you consider landlord tenant law violations.

@Terrell GarrenI'm exploring using month-to-month leases.

It's important to look at the long term outcome, being an unethical wholesaler can damage your future reputation among the RE investing community.