I live in New Zealand and own a small portfolio of residentialand commercial properties in Australasia and South America.Goal:I have USD$150K cash (I am not interested in pursuing bank finance/leverage).I would like to cash purchase a $130K residential property in USA.Find a trustworthy property manager for < 10%Refurbish the property for < $20K.Rent the property for an approximate 20 year period.Question:Which three counties in USA should I consider/compare/investigate ?

We both work full time so we use are W2 incomes and salary's to leverage our money.

But as a side note, the lease most always allows me leverage when I need to keep a security deposit.

This seems counter-productive to me,  as it seems the cash flow would be better utilized as leverage for additional properties.  

Are you willing to leverage debt?

You'll better serve your Father by looking at his business from a strategic perspective rather than merely adding technology and automation. 

Alternatively you could split the down payment into 4 similar sized properties to stay within your niche at, on average, 216K  with a familiar 43K down payment a pop.This move would help you redistribute your equity to help you maintain a solidly leveraged position while ensuring a positive cash flow.Either way, great pick on the initial property!  

Your assets come in more forms than money.Money is the most obvious form of leverage in real estate investing.

Owner financing is a great tool for investors ability to leverage.

Honestly our success has come from having great W2 incomes which allows us to leverage debt and living below our means on one income to have the downpayment to support the debt.