Using Retirement Funds for Real Estate Investing

[Dillon Robert Williams]

I am currently analyzing an off market deal in a small college town, that is currently operating as college housing with a "rent by the room" style. 

In order to make this deal work need to use my own retirement funds and I am not traditional retirement age. I have a Roth 401K through my employer, which includes my personal contributions, employer match, and an additional employer contribution. Additionally, I have a separate Roth IRA through an outside company which only includes my contributions. Which of these funds can I use penalty free and tax free for a downpayment and closing costs on a secondary home mortgage?