Unless you’re getting creative or using private financing, I don’t know of a lender that will allow less than 20% if you’re not living there.

Single family just won't get you there, unless you have money partners (equity partners or private money lenders... but be cautious of hard-money lenders with those rates). 

Private money lenders I've spoken to so far only do short term (1-3 years) financing for anything above 4 units. 

When you refinance a home at 70%-ish LTV of ARV after repairs/updates and its rented does the lender just give you cash in the form of a check or direct deposit into your account that you then are responsible to use to pay off your hard money lender, private lender, or to just get your own cash back? 

Newer investors that don't have a track record will offer up an equity position in order to attract private money.

Plus my father who is 51 would have the added benefit of having these two properties paid off by the time he's in his mid 60's, probably about the time he will be retiring.My Father is basically my "Private Investor" so to speak because he has cash and I have more time and energy to put into the ins and outs of finding deals and dealing with tenants.

@Tyler Durbin have you ever looked at private debt (hard/private money) to fund your flips? 

I use them as (1) for a place in a city that feels like I can experience what a resident experiences - which you can not at a resort or hotel, and (2) for a private house much larger than a hotel or resort condominium accommodation.Much is expectations.  

Also got some private money in the deal and got them a nice return.

Reading Raising Private Capital by Matt Faircloth has convinced me it's time to start looking into this, but I have no idea how to logistically begin this process.