From what you've shared so far, it looks like they are not adding much value to your business. 

Google your county name and state and “property appraiser” or “property assessor.” 

If you keep dad and he gets added to the lease, he needs to go through the same background check(s) you put the couple through. 

For a relatively small amount of money (your premium) the insurance company is agreeing to take on a specified amount of risk (policy coverage) that is spelled out ad nauseum in your policy.As the property owner YOU have to decide the level of risk you are willing to accept.

However, I suggest reading the company's website and Google Reviews when narrowing down your selection.

I usually google something like "[state name] statute tenant eviction [or whatever topic I'm researching]".

and someone else is helping us paydown the mortgage for the Santa Clara homeWe ended up buying a home with a huge lot size in Milpitas (12K) and now I am looking to add value to the plot by adding an ADU & expanding rooms & generating some rental income. 

@Stephanie GradyCan you give us a link to your ad? 

It would take a long post to break down in detail but basically I used none of my own money on my first deal and it had enough equity that I have been able to finance everything else since without adding any funds other than extracting equity from my properties.

I would Google CCIM ( equivalent to a masters degree in real estate ) in the markets you are looking to invest.