I wonder if I could convince my dad to assume it and continue to pay it and collect the rent.

For attorneys- it's best that you find one that's local however.Best of luck as you continue your search!

It has been going up 15% for the past couple years. https://www.weknowboise.com/blog/real-estate-market-trends/ That's not to say I want to 'bet' on appreciation, because I do not want to be playing that game.

My concern is by using the HELOC as mentioned then applying for add'l conventional loans as we grow our portfolio how will this impact our ability to continue to get funding from the banks?

It is a small home, about 700 square feet and has been lived in continuously for 30 years.  

I can hook them up with the owners of the bank on that one. but other markets rebounded and I don't see this as a play..

I would agree that it is a big obstacle but debt to income plays a big role in brrrr growth.

I would pick a date that you want and let them know you will continue advertising the apartment until a lease is signed and all monies are paid.

. @ Zachary yes this is a buy and hold, long term play and yes, the returns are much better than the stock market.

I was a football, basketball, soccer, hockey player but never had the grades to be able to play for my schools so i was part of the school drama and later speech and debate team wich let me expirince life and environments completely different from mine while also providing a family feeling i was in search for.