Hopefully someone with more experience can chime in - but this could be an option of the landlord and yourself are patient: buy one property at a time, wait 6 months, and then cash out refinance.

It’s not impossible to find them you just have to be patient.

Best advice I've always heard is be patient to make sure the deal fits the numbers - don't fudge or get jumpy and be too optimistic with what you THINK will make the numbers work...they MUST work on their own. 

I have evicted cancer patients with children whose father abandoned them and the mother when she was terminal.  

My concern would be my fathers health, recent knee replacement compounded by obesity makes him slow getting around.

It can be a really great way to build passive income but you have to be patient and don't rush into a deal.

Be patient and your time will come

I am not very patiently waiting for an exclusive period to end so I can place an investor bid on a hud home. 

Really, I'm patient, hungry, and here to learn.

Just sit and be patient and something will come along that works.