I understand that a conventional loan usually requires a 20-25% down-payment when going through most lenders, but looking at this I know that this is a lot of money to have in a deal, and on top of that I also know that I'd like to have money on the side saved up as well for any costs such as unexpected maintenance that may come up on the units.This brings me to a more round number of needing $28,000+ for in cash sitting for a deal.

Glad you got it figured out! Let

Run numbers for worst case scenarios too just in case the unexpected happens. 

Let's play this out.  Let's

I might need to relocate the door bell and need a new outlet up there.

I am running into an unexpected dilemma as I have began to put offers in the past two weeks.  

Plus, with all rehab budgets, I like to add 10-15% to account for the unexpected. 

If he was ill his passing may not have been unexpected, but it's never easy to lose a parent.If the property was held in a trust or your father had a clear will, then I would just approach the other beneficiaries and heirs and see if they would be willing to carry financing for you. 

(Don’t want to be too risky though in case I can’t fill vacancies due to Covid or other unexpected situations)My questions:What would you do if you were in my shoes?

Here are a couple of additional thoughts: 1) owning an investment property always comes with unanticipated expenses so you want to have some kind of capital reserve either to cover your mortgage payment in months when you have vacancies or to cover big ticket items like an unexpected water leak.