Since the county doesn't allow 10-20% down with remainder due at a later date, not sure it can work.

That's good.You should also allow for vacancy in your revenue projections.  

This is a little different than most people who use the BRRRR approach who start off with an FHA loan which allows for a smaller down payment.

Credit score is top notch as well, so with a good building investment I think we may be able to secure financing and jump start this whole process, while still allowing my father to seek small businesses. 

Staying west of Q allows for higher quality tenants and rents, but the market is very competitive right now.

Your friend should be able to simply allow you to "wrap" the REC, or take it over.  

I would say let them apply and have them have a local professional fill out your form certifying that they require a service animal as allowed per your state regulations.

I don't want to allow pets in the house but the property has a big fenced yard ideal for a dog.

Some brokerages don't allow this.

The school I chose had a free trial period that allowed me to complete over half of the class before I paid.