@Cristian Samayoa properties are not listed online that I am aware of.

How to buy Tax Lien certificate online in 2018?

Tell them exactly what you want instead of limiting yourself and defaulting to the fields and criteria that you find online.

Assuming dad has at least acquiesced to the sons' occupying, they may legally be his "guests" not his tenants. 

Caveat- I have not specifically looked into this and this is not intended to be relied upon as legal advice.The best person to ask would be the county prosecutor in charge of environmental issues, or someone at the county board of health. 

Again I have a low paying job and live in a high priced area... so thats why I'm hoping to go this route than a hard money lender.If all of this goes as planned and I flip enough properties for a profit, all of my proceeds will be put into a savings account and used to buy an apartment complex at some point in the future.So thats pretty much it, before all this I thought about doing wholesaling but know its harder to get sellers to sign their homes to you and I've never been a good salesman either, let alone any potential legal issues with it... so I don't think that's the right path for me.Any input would be GREATLY appreciated!!

You can have them drop off the rent for the first month and then get them set up with a free online system like cozy.  

I will definitely look at that pamphlet online.

Get your lawyer to adjust the terms to include additional partners.Never operate any partnership without a legal binding contract.

Of course you can talk tough and try to bluff them but I suspect you are in a weak legal position.