Easiest option is to sell the properties, which would give you options to decide how to invest or distribute the money to your liking.

I use both of those places but also purchase 10 percent off coupons and gift cards through Raise/Card Pool which helps reduce the overall cost.  

I don't do anything with friends or family I am not prepared to call a gift.

I originally purchased it in 2009 when prices were down (a bit) and was able to put 20% down from my wife's family trust as a "gift" that is essentially a 0% loan that's not due unless we sell the property, so we got into it for basically nothing, put all new flooring in and paint and we were in.  

Or maybe look for a co-signer.You probably won't find a hard money lender that wants to float you a $10k down payment assistance loan (that's more in the realm of a loan/gift from a family member), and the sellers usually can't owner finance without getting a down payment big enough to pay off their own mortgage (though it's certainly worth asking...you never know what their situation is until you ask!).

That's the easiest, most sound strategy to begin investing.

That in-and-of-itself is a cost savings.If anything, you should consider giving your resident a small gift during a re-lease, especially if you are raising the rents.

The ones with an open door policy would be the easiest to verify 

My father is willing to help out with the estimated 25k we are going to need to finish the job but is concerned about the 'gift tax'.

The interest rate math is compelling but you can't assume credit availability will last forever.As ever, it is easiest to get financing when you don't need it and hardest when you do.