Using my 403K to invest

[Alfredo Chavira]

Hello, I would like some advice. I have a friend who wants to sell me his current rental. I do not have the 20% down payment the mortgage company is requiring. This amounts to $21,600. I am thinking of of using the entirety of my 403K (it is the teacher's equivalent to a 401K, sort of) and about 3,000 of my 10,000 emergency fund savings to pay for it. I did a rough estimate and I believe the cash flow will be somewhere in the ball park of $115, using the 50% rule. The home is valued at 108,000. Is it generally considered a bad idea to use retirement funds in order to bank roll your first investment? Thanks in advance.