They're not paying attention or managing very well.

Pay attention to amenities, school districts, plan layout, room sizes, etc.When I started I took payments via checks, money orders, cash etc.  

Now that it has been brought to the fathers attention see if that changes anything.

I am not saying you cant find a deal over there and I am not saying you cant have some good luck and catch a good tenant but if you pay attention to overall stats and opinions of people who have experience there with more than 10 houses, they will tell you to stay East of Highway 61. 

Readers are advised to seek professional advice.

I would start with which projects require immediate attention.

I've never paid much attention to cap rates in the past since they aren't used much for SFRs, duplexes, etc.

When I get the email for the payment, I can pull up a map and it shows where I was when the card was swiped on the Square reader.

When I write, I try to be accurate with the information I'm commenting about and thought the clarification might be of value to readers concerned with the possibility of a forged instrument related to their property being recorded.  

Ring doorbell, Nest Thermostat, (I forget the brand but) smart wall plugs/light switches got A LOT of attention in our latest rental and cost very little.