The other option would be to purchase a property with some value add, spend the year rehabbing the property and then refinance out into a long term loan after the work is completed and rates have fallen.

That seems to be the only option due to his lack of on the books experience. 

Real estate is best option around to make great returns, both short and long term.

I would be able to come up with this smaller sum amount, since I have been saving.Now, my father is the money man and could potentially help but even 100k-144k is a big amount of money, ALSO he just got his first house back in June 2023, which can impact pre-approvals, so what are my options here?

The rehab had been completed (04/01/2023) and will be launched as a STR property by tomorrow (04/07/2023)Investment / Holding / Exit options being considered:1: Cash-out REFI upon 1 year loan maturity and substantial bookings.2: List for sale on NC MLS at $1,100,000 and see if there is interest in the property as an operational STR property.

In this case, the tenant is failing to use the ventilation options provided her.

If that option is ruled out, what alternatives do I have? 

*What are my investment options without a ton of capital right now? 

If I am uncomfortable or unsure of how to get something done, the best option is to ALWAYS ask or search for help.

There are two steps you should take here:1 - Speak with an investor friendly agent/property manager who can help you complete a property analysis to determine current value, recommend renovations (if any), and if renovated the after repair value (ARV).2 - Speak with a lender to discuss loan options.