You have three choices...transfer the property and keep the loan in tact hoping they won't trigger due on sale, refinance into a loan that allows it, or simply leave things as they are. 

It will depend on where you are doing your deals and what the liability is that follows you after a sale.

You could force the seller to bring it up to code before the sale is complete as one of the contingencies of buying it, let them deal with it.

I found a nice established one for sale.

For context, I will be assuming his VA loan at 5.1% and he will be doing seller financing for the remaining equity and sale price. 

So, if your father transfers his ownership to you and you cannot work with your aunt then you can force a sale.

But there are certain skills you need.. to be successful and not everyone has the intangibles.LIke all sales   there are top producers  there are middle of the road and there are some that just are never going to do it for various reasons.  

We try to find properties that either be modified while keeping the sales price in mind or have a flow that works just needing updating.The open concept is another point that works for some but not the way it was pre-pandemic in many areas. 

Quote from @Conte Cuttino: Property is in C+ area but in a different School district that’s B-If I sale I’ll get 30k profit after 9 months.If I keep as a Long term rental I’ll have to convert the garage into a illegal 1 bed cottage at an additional cost of $35k leaving a total of $107k left in this deal after 70% refi and closing cost.

But Mendenhall told Woods that the company has had to retool its approach to acquisitions since then in response to pandemic-era freezes on sheriff’s sales.