Seller financing does not have a standard balloon payment of 5 years or any other standards for that matter. 

. My properties were either listed and represented by a real estate agent and so it was easy to use standard financing using medium to large lenders, or I used my own funds to invest.

You can still rent a section 8 unit for more than the standard amount provided by section 8, it will just require a larger portion due by the tenant.  

I have a snowbird horse/team roper camp at this facility where I have 12 rv hookups.

My advice: get standard, normal houses, no funky layouts.

W-2 employee with long job work history(longer than a year) at a Fortune 500 employer, with a job that is hard to be downsized or lost easily, is the gold standard.

I agree with @Adam Tafel 100% with the 1 addition; you say the father is on a month to month, I would be certain to discuss putting a standard term lease together.

I did use bonus depreciation for the cost of furniture, but I lumped the property improvements (mainly new hvac, water heater, windows) in with the building and depreciated all of it under the standard 27.5 years period, since I didn't "need" additional depreciation benefits for 2019.

as a new agent you need to decide where you will hang your license,(broker), you dont work on your own, part of the idea is than an experienced agent will over see you and help you work,there are many companies out there, interview with a few, let them talk, most would rather hear themselves anyway, steer clear of more independents that boast letting you keep more, not for newbees, i started out with national chains till going to remax after many years, the chains will will have additional training for you, I also mentored two other agents after hitting elite status on nationals, be ready to give some of commission for mentoring, dont volunteer it up front, you will have many fees to pay starting out, sometimes you can also be an assistant to a major agent too, you will list thru a multiple listing service that other agents used to find houses, public too, they cost also for membership, on your own you cant list on craigs and do open houses, there are some who only list and some who only sell, and some inbetween, if you are lucky enough to get both sides, suggest you get someone else to take buyers side for transaction if you have iron clad relationship, or stay neutral, some list only to take buyers elsewhere, one house one sale, one house many buyers, what ever you do stay intouch with listings, plus with national agency lots of experience, lots of ads, national website, referrals,traing avail if you got in this to work from home and make a large commission right away you got sold, fees will eat you up, sales take time, money and experience, some get in it to buy their own, that is an option too, do lots of phone time, stay friendly with all in office, avoid politics of all kinds, do rentals to pay the fees, they can  turn into buyers, expect to make first listing within 3-6 months, sale 6 months, till up to speed, my standard was 2 of each a month, some more some less depend on season, can tell you stories.... doing floor time once had buyer walk in, said wanted to spend no more than 2, turns out was million, no one wanted to do floor time, also my first listing was a real frank loyd wright home, other agents would me give their rental lookers, be willing for all, I worked in area of NJ where a famous golf course is, was one of few that belonged to all 3 mls, so had advantage, a $1500 corp rental relocation will some day buy, get to know the relo person, we used to give nice gifts to clients, make it something they will see everyday not flowers or candy

On a Standard 203k, the borrower can include up to 6 months of PITI into the mortgage balance to be used to pay for the mortgage when the payments are due.