I already have an investment analysis workbook built that tells me everything I need to know to make a purchase decision, NOI, COC, ROI, and if the property will achieve the appropriate coverage ratio to be funded. 

My question is, when you are looking to partner with someone to fund the down payment, what is the best way to find a partner without going to family/friends?

We don't comingle funds between the two accounts. 

▪️ "Can I use retirement funds to invest?"

I have seen it but its very short term and you are still going to need considerable funds to refinance out (6-9 months reserve etc.).

My background includes project management, financial modeling, and launching a real estate private equity fund.

Assuming the leases clearly state a security deposit amount, the seller knows that the tenant will be wanting a refund when the lease ends (after closing) so should be an easy reminder that you need those funds credited to you at closing from them to refund to the tenant when needed.If the seller spent the tenants deposit, at least the credit to you at closing comes out of the sales proceeds (seller just nets that much less at closing) and assuming they have sufficient equity should not be a big deal.  

Transactional Funding

Chris, infill is the way to go. homestead has infill lots for under 100k and new construction is selling at more than $360 a foot down there. single family detached will be a by right use on any infill lot. if you want more luxury you can but I think get your feet wet. new construction single family you get permits faster and deliveries faster. outside of that condo projects are good I'd do mixed use with live local set aside commitments depending on your structure. for miami I'd also look at setting up a fund for larger pooled capital. those are all the strategies I'm looking at I'm local to miami and build in columbus 4-5 projects at a time in all asset classes. 

We fully funded the purchase and renovation, covering all costs upfront.