. - Thanks everyone for the feedback on this thread, as well as those who reached out privately.

@Rick S.Full discussion of various issues in your situation could be really long, and it's best addressed in a private consultation with a tax expert. 

The deals that you will have to do will have to be either with a very trusting private lender, hard money lender, or partner.

Example:Having a 1st TD lender fund 85% Purchase + 100% Rehab,Then bringing in a Private Money Lender 15% down, and potentially capital for Closing Costs, Points, and Monthly Interest Payments.Do you structure your Fix&Flips or Commercial Value-Add / Repositions using 2nd TD Gap Lenders ?

The next minute he forgot about you and will sign it sight unseen.Probably your biggest risk is going to be wasting your time!

Which would be the better option money centers, regional banks, small banks, or private lenders? 

Even going with private money rolled to new permanent financing would open the door to many more properties and more options for contractors and scope  and grade of improvements.

I'm in the process now of closing on a 3 unit in baltimore that was turnkey for the most part, but the biggest thing I found valuable was getting a good inspector. 

@John T.Looks like your father's position is that of a private lender or passive investor, as opposed to a partner.Even though he is your father, you really should define economic rules between the two of you. 

Do you know if the water and septic are public or private?