He just wants to sell the house and use to $ to help his father with health issues, so he's willing to sell for under market value.

Welcome to BiggerPockets, Douglas! 

Im sure there are worse properties out there to start with.

I had to add a couple more counties to my lists, and still very slim. 

One thing to explore is Equitable Ownership.

If I wanted to transition it to an LTR in the future, my best guess is that I could probably find a tenant for around $1,700-1,800/month without too much issue. 

There are literally thousands of discussions on this topic if you care to research them.

I’m trying to get a better understanding of the unlevered IRR hurdles SFR / BTR investors have for value-add improvements.By "value-add improvements" I’m referring to upgrades made to a property that increase rent or purchase value, often including kitchen remodels, bathroom updates, solar and other energy efficiency improvements, fresh paint, a new garage door, finishing a basement, adding a deck, and updating flooring, to name a few.I’ve been hearing a lot of different reactions to this question the last few months.

How do you plan to build those tiny homes?

. - What systems/software do you recommend to use to determine the markets to invest/buy into?