As well as for financing, as worst case scenario I have a large line of credit as well as a few private sources I can use to get it financed.Is that for everyone?

If you are relying on this house to purchase next one, I would suggest taking out a Line of credit on this house to purchase next hour  and renting this house for the 1031 exchange. 

If you got $50,000 in credit cards at 0% interest for 12 months.

lets see no money down interest only... well that was a go to product in 04 to 06 it was called pic a payment.you get get neg am or interest only or fully amortized you picked the payment. you could do no doc just needed decent credit.. first and second  etc etc.. those loans no longer exist and for very good reason.

Water heater, furnace etc,...For a $30K loan I will try credit union w/o points or fees. 15 year is too long for a loan of this size. 

Also, I would recommend finding a real estate agent that you trust, and begin talking to lenders (banks, mortgage brokers, credit unions, etc.)

Cozy only charges a fee if they pay with credit card.

Assuming your credit is good, you have the required down payment, you income qualify, etc, for an investment property the rates should be in the low-to-mid 5's for a 30 year fixed for a 1-4 unit residential property. 

HOME Equity Line of Credit, if it is not your home you cannot get a HELOC. 

The down payment and rehab budget would come out of my home equity line of credit and I would get a new mortgage on the rest.My father will do all the rehab and manage the property, physically.