If it gets to a trial, you'll have to have a "witness" from the Servicer, testifying about how the records have been kept by industry standard practices, pay,net histories, default letters,, etc, etc.  

One of my current male tenants sends me a big beautiful bouquet of flowers every year for Christmas.

Andrew Son there are ways to move money without hitting the "gifting" tax, but it does take time, creative thinking, two willing and active participants in the moving of funds and your ability to carry the initial cost up front or wit until you build up funds.Basically in standard practices, your father gets hit by the 1 time gift if he moves a large amount of money and has to claim it as such.

That's the beautiful of getting and having your own real estate license.

Beauty of BP. 

In the 1990s, the FHA witnessed this firsthand when teams of con artists began buying run-down houses, slapped a little paint on the exterior and resold them within days — using fraudulent appraisals.

Thanks for the reply and the welcome.I am not sure that you are encouraging me to pursue this...or to stay 'on course' with my note business building. while i would be seeking an expert sponsor jv for this kind of property, it would only be if makes sense to go forward. i am a newbee at notes and require a lot of focus to get onboard, this potential deal would consume a great deal of 'mental real estate' which could retard a successful business development.But on the other hand, i am enamored of the beautiful place and the tantalizing opportunity (beachfront CA property + Aging active boomers retirees)... wiser and more seasoned investors could help by weighing in on how they might make this kind of choice, the why and what. right now i am at paralysis of analysis and without my normal feelings of certainty.BTW, although I haven't done the ADA analysis, the B&B catered to the over 60 crowd.

I found a beautiful duplex priced $185.

That is the beauty of 'Buy and Hold'.  

Beautiful!