So i got with my father in law he showed me the ropes and showed me the mentoring and land lord side of it.

My father passed away on 12/18/2012. 

I think your smartest bet would be to continue living in the property and upon your father's passing and the 5 properties are split up for you and your sisters benefit, you retain that property.

We have never had bed bugs (knock on wood), but my father (who's been a landlord since before I was born) actually talked to a bed bug exterminator once, just a year or two ago.

He doesn't qualify for the rental, wife not working and 3 little kidz, so the father in law is moving in with them, but "Dad" is in the middle of a Calif. divorce and although he has 3 -401K accounts, will be getting SS, and has a pension from PG&E, it's not clear what the judge will rule he has to pay the wife. 

Father stabbed and killed his 18 month old son.

My father-in-law and I are discussing a JV where we each come up with $12 to $15k a piece.

thanks for you advice guys I appreciate it.. if I had a family member such as my father pay off my loan and I would pay him back weekly are there any obstacles in doing that? 

My father and I have a Real Estate office that we use to help family and friends purchase and sell their homes.

I'm originally from Tacoma and my father lived in Downtown Seattle, so I am very familiar with your market.