We like to incorporate a real estate loan and have it paid back before equity takes a piece.

I see nothing in your story that suggests they were harmed physically or financially by your father.  

I work a pretty physical full time job so I’ve found excuses not to work out as well.

I currently work in property management in the self storage industry.I feel confident enough to do a flip when it comes to physical assessment/repair and working the numbers, but ya like you said, I don't know the Midwest area and don't currently have any connections there, so my location knowledge is something I'm trying to improve on.

But what you can do now is you can still file on the tenant you just cannot physically evict them.

I have no physical experience in real-estate but have a general idea as my father is a realtor/agent for a local office.

I have no physical experience in real-estate but have a general idea as my father is a realtor/agent for a local office.

I would also look at price per door, because that's far more objective than cap rate (particularly when broker math is involved)Generally speaking I would be equally, if not more, focused on the sponsor's comparable rents & properties, Capex budget, and physical due diligence.

Violating the terms of the lease is "good cause" under NJ law for an eviction so you are entitled to evict them for not allowing entry, although you can't enforce that right to remove them from the property until after the NJ moratorium ends (see next paragraph).Under the moratorium, you or your lawyer can file the eviction proceeding (and tell your tenant your going to for failure to pay rent and violating the lease terms), BUT the moratorium prevents the tenant from actually being physically removed from your property until after the moratorium is over. (2 months after COVID emergency is over).  

Can I even allow end buyers access to scout the property physically if I'm not legally allowed to market the property itself?