You can save the "variables" - like 30 day closing vs. 45 day and clauses that can be plugged in.

Equity approx 150k combined.I have 50k saved and another 20-30k that i am considering to borrow from my TSP (401k) at 2% interest.My question is whats the best investment i can do with that 70k plus potentially equity from my two other properties.I have found a 4 unit in texas for 225k with already tenants occupied bringing in $2645 month.

need to look online ,search REIA groups or go on meet up.com ,home owners association ,HOA association   and if there is no group , start one 

Has anyone seen success from online advertising, or do  physical yellow letters increase the perceived legitimacy of one's investing operation to a prospective buyer?

Currently I'm at the point where I'm just saving money and learning.

The next option I thought of was buying a rental property with money I have saved up, renting that property and using its cash flow to cover the rest of my dads mortgage.

Kev Kevin:We'll see if we can get @Thomas S. here to provide guidance on navigating Ontario's LTB to save you time, money and some degree of frustration.However, the general rule of one lease, one payment applies here.  

I'll save you a wall of text unless if you ask for it ;)

@Ivan WongSet your alerts on BP and start saving your cash.  

For those people SAVING less than 30K per year... rentals or turnkey rentals are the way to go at least until you have a good knowledge and cashflow base of a couple thousand every month.