You can get into a 3-4 family properties (3 to 4 family is preferred since it is tough to find a duplex now that cash flows once you move onto your next househack) with as little as 3.5% down (FHA loan, you can only have one of these outstanding at any given time) vs. 5% conventional loan (you can have up to 10 of these on your credit report before you essentially run out of space) and create an investment property with little money out of your pocket. 

Totally can relate with you being from an expensive real estate market - I moved to Columbus a few years ago (from Portland, Oregon which was super expensive) to become a full time real estate investor, and ever since, I've completed quite a lot of BRRRRs, flips, and own a successful rental portfolio here in Columbus Ohio.

@Sonja Montielh so, you're moving into a new primary and renting out your previous home, which happens to be a condo?

It should be ready for a tenant to move in on August 1st. 

Because of our mortgage conditions, we are going to be moving out of our condo, renting it out, and into one of the 4 units in the new building.My father's conditions for assistance were a loan for down payment, along with funds for renovation work.

It wasnt until this year that people that moved out seemed to become impossible to fill.

Lastly, don't forget about other smart moves like using self-directed retirement accounts or 1031 exchanges to keep your tax bill in check.

It is my goal to get him out of this factory by the time he turns 55 in 2 years.

There are a few ways to go about structuring the financing to help accomplish your goals with the new purchase. 

My new wife and I are moving to FL with family because we think we'll be able to build wealth much easier here.Luckily, we'll be living with family for a bit while we get settled.