They do not need the money but you do or adverse consequences might happen impacting you greatly.

Your post struck a chord with me because not only have I dealt with adversity my whole life, but I have seen close friends and sometimes family go from high to low in record time.I know what its like to pay the price for your own ignorance.

They said that if we invested in securities, I can expect 3-4% returns while being charged fees about 1.5% on total assetsDid you tell them that you're extremely risk adverse or something?  

If you are less risk adverse than him that is fine but at least understand all the risks and have a plan to mitigate if you want to leverage more.

Step one is building the cushion to handle that adverse scenario, step two is getting that first property and building up additional savings through cash flow, and step three is to add properties and spread out those low percentage events so that you truly get consistent income.

Have your credit affected adversely?

Its hard in this business to separate business from emotion, but when you let emotion get involved in this business it can really adversely affect you.

Fresno still has some opportunities - I just saw a condo for 28K that looked like it had some potential - most deals that you are going to find are going to be the result of having adverse conditions - they need to move immediately for a job change - death in the family - foreclosure or losing the house to a tax sale - inheritance -these are the types of situations likely to yield an inexpensive purchase on your part - even in your area where it is a little more expensive.

Is there a way to perhaps add me to the Title which would allow me to do the Refi, without adverse tax ramifications for either my father or myself?

Is there some adverse law that private lenders are shying away from the state ?