I am located in Sunnyvale San Jose, now it is my understanding that our market here is very challenging and very competitive.

I've got idea of how I'm going to handle to just about everything except the lease. 

@Kimi Ho, A lot of this is probably most appropriate to handle outside the public forum. 

Unit by unit at turnover ......If its fully occupied and pulling rent.....and doesn't have a lot of delayed maintenance that puts habitability at risk, then there is no point in vacating people to renovate the unitsUnless you have big pockets and can handle reno costs and holding costs with no rent coming in

How do you handle co-signers and do you think I should consider it? 

People hate conflict.....so they ignore what they should do because it can be "messy' and hope for the best....and then seem shocked when the outcome is 100x worseYou don't have to be an a-hole to handle this in a professional, tactful and friendly way......but it should be handled, not ignored

and you have the systems in place to handle the lead flow that will come in from the a consistent, concentrated effort.  

I currently have 3 dogs; a German Shepherd, Black lab, and a chihuahua, however, something has occurred to me several times already, how am I going to handle me having 3 dogs if in the future my tenants have pets?

We have a formal treasurer who leads with handling the finances, which we can request at any time to see.

If you can’t restructure the note let the attorneys handle the foreclosure assuming all your dads paperwork is in order.