Also, I would recommend finding a real estate agent that you trust, and begin talking to lenders (banks, mortgage brokers, credit unions, etc.)

Cozy only charges a fee if they pay with credit card.

Assuming your credit is good, you have the required down payment, you income qualify, etc, for an investment property the rates should be in the low-to-mid 5's for a 30 year fixed for a 1-4 unit residential property. 

HOME Equity Line of Credit, if it is not your home you cannot get a HELOC. 

The down payment and rehab budget would come out of my home equity line of credit and I would get a new mortgage on the rest.My father will do all the rehab and manage the property, physically.

After renting from a poor property manager, I'd prefer to never have to rent a house again.At the moment I have 2 rental properties and a primary residence.

My friend's family is poor but I'm planning on helping him fix that with our business ;)We live in the Daytona Beach area in Florida which as many people know is where the NASCAR Daytona 500 is held along with Bike Week so the housing market is ridiculous here (in a good way)We're thinking since we are both going to stay with our parents well into our 20's we should make our first investment on a duplex so we'll have a great financial boost from 2 units funding us.I just want some opinions from experienced investors on how they feel about this plan.

Should I wait until spring so I'm not placed into a poor sales market with no experience?

You might be able to find a bank that will go as high as 90%, but you need to have a really stellar credit score and DTI ratio. 

For a poor place say jackson mississippi I might do 85%.Note this does not include bad debt or people who don't pay their rent which usually adds a few more points on top of that.