And if your father wants you to be on the project with him...that's his call.  

They said that my parcel of land can hold a max of 3 units so I can either extend the current property into a triplex or add a free-standing unit to the land.

So hence the cowboy house was born out of this and this was one of our more fun projects!

Have you replaced your water heater anode rod with a powered anode rod, such as one from Corro-Protec?

Before you say 'you should have the money to get into a contract' I normally wouldn't be in this situation but I've just closed on a property that was all cash 2 weeks ago and a friend calls me on a property that's truly an amazing deal that I want to get into contract (has stable tenants renewing contracts above market, I can get for under market).

Maybe they want it so badly that they wouldn't care to take it as is.

if so why ?

The only thing that comes to mind may be insurance-related, so I'd recommend speaking to your insurance broker to see if the cost may be different due to fire damage could damage more units at a time.

I go there once a month for work so I am somewhat familiar with the area.

Montana has seen significant appreciation in recent years, so capital growth could offset the lower COC in the short term.2.