Use the cash for a good landscaper to increase the curb appeal.

The downside is that the rates are generally going to be higher than a standard conventional mortgage (aside from an introductory teaser rate) and the rate is probably variable and will increase as rates continue to move up.2.

His dad is sick and the son is planning for what to do with the house when his dad eventually passes. 

Since this is your first investment property, you're probably going to need to put a lot more than just 10% down.Vacancy: 8%Repairs and Maintenance: 10%CapEx: 10%Property Management: 10%Sales Expenses: 5.8%I also increased the taxes slightly to be more accurate for this areaAs you can see below, the numbers don't work out well at all.

Value-add from increasing NOI through various methods of increasing income (below market rents, rehab and increase rents, RUBS, etc) or decreasing expenses.

In California the property tax is based upon the purchase price, so lowering the PP will permanently decrease you annual expenses (thus will increase your cash flow permanently).

The last time the house sold was back in 2010 for ~144k. 3 family house in question has its issues(older home, older heating systems probably)  but I would like to own it as it would: 1. eliminate my driveway/snowplowing issues 2. add to rental portfolio 3 increase monthly income 4.

The story is he got sick 3 years ago and they've got behind and have not been able to catch up since.

Yes she has a very low score but who knows what was the reason; a divorce, a sickness, lost job etc.

I am still able to spend energy marketing and lead generating, hopefully I can increase my passive marketing budget.