So, if your father has all the credentials, then he needs to be approved as the builder on the project.  

From your post, I am not sure you need a mentor in the same sense that many syndicators offer mentorship, versus a more traditional mentor.  

It really needs to be within an hour of Manhattan to make it worthwhile 

Does the interest spike much higher?

@James McGovernwell, they aren't used to dealing with investors, and probably want you to establish that you're a credible buyer.we don't run into pocket listings much anymore

All the info you need is there...

Here are some things to consider:Most investors don't need software until they have 5-10 rentals.

It sounds like it comes down to how much that 16k is important to you.

People in recovery need a place to stay free of drugs and alcohol.

On one side it's good because you don't have any vacancies but it can be bad because many times rents are under the market and there might be needed updates and repairs that are hard to do with tenants in the property.