Struggle with finance options as a newbie

[Dexter Kubi]

Hi all Started looking at properties and actually found a single family rental I could go for. Issue is financing for the 20% down payment. I️ know there are options to go with a hard money lender but after crunching the numbers may not cash flow positive. Still thinking of other options such as cashing out my ira if needed. But just wondering if others go through this or maybe I’m doing something wrong. Let me know. Still trying to get a new Connecticut property the right way by end of next month. Thank you