Completing some renovations does not always make sense economically (price you put in not worth the price you get out). 

Note that conventional loans allow 5% down for multi-families now...It sounds like even with your father's help, you still don't have sufficient funds, much less also having additional reserves...What, may I ask, is your job? 

If these steps are completed consistently, you will be fine without the headaches or expenses that most think are necessary.

Using property management doesn’t totally get you out of managing the property, as you then have to manage the property manager (as counter-intuitive as that may sound.)Randy 

Sounds great to me but I want to make sure there aren't any logistics issues I may run into with having an 18 month lease.

Seller says their attorneys have completed title work and everything came back clear and that there will be a general warranty deed that can have title insurance on it.Now, my question is I've never closed on a purchase using someone else's attorney.

Sounds like you've got a good start.

I was sick of sounding like a broken record, talking about broken records.Mortgage rates are determined by trading in the bond market, which take cues from many sources.

Based on the quotes I received I can cash flow $200-500 once project is complete. 

I see many people starting out in the industry with very unrealistic expectations that drive them to take action, which is completely normal and that’s how most humans function.