You'll probably be capped at 45% with the new debt.I can explain more if you'd like.

They can give you guidance and help based on their goals and objectives and there is no way to know if that is going to help or hurt you till you own it and realize you made a mistake.Make sure that think this thru first, then once you know what your goals are you decide what market can help you achieve these goals.

And you now know what type of properties you need to help you get there with clear criteria, then you contact investor focused agents and clearly explain what types of deals you need to have for your goals.Be as clear and concise with what you are looking for so that they can help you achieve that goal.

I'm happy to take some time to explain if you're not sure what those are. 

Has anyone explained to you what's going to happen and when?

This will hopefully unveil any objections she may have with that option up front; one most likely being her age.

I'm happy to report that explaining that to the city has helped as well, if the inspector can understand who they are dealing with and trust that the issue will be resolved then there is a reasonable leeway afforded.

So I was wonder if anyone has any books that they can recommend that explains and breaks down how to really evaluate an investment property? 

My dad has paid the house down in full and doesnt owe anything on it, he wouldnt be able to re-finance as his credit is less than a 400 so that isnt the best option but selling to me would be best.It works out as I am willing to hold it as it is a previous family home and use it as an investment property (rented out to relatives currently living there) but also use the equity to open up a HELOC for flipping homes etc but not sure if I should get a mortgage and then open up a HELOC, or just a HELOC which I will explain below.I was told it would be smarter for me to open a HELOC (put my name on the title for at least one day) and give him the needed money ($150,000) and pay it down monthly (much less than a mortgage), we plan on paying it off in less than 5 years, a HELOC term we've been looking at is 10 years at a 4% locked interest rate.

Sorry for the long post guys but I've done a lot of research and putting a lot of work into getting started but it seems that everybody talks about every path there is in real estate but nobody really seems to explain the actual process and how it all ties in together.