My issue with that is I would have to liquidate before I would like to.

I am proposed GP with development / management experience, however my liquidity is tied up in a separate development initiative. 

For context, I have $80k in liquidity and $1m in equity in my primary residence so working on opening a HELOC and plan to add multiple properties each year through the BRRRRR method.

A heloc can "never" be used as an "Asset" or Liquid reserve both required when you purchase additional rental properties. 

Also, the lender wants to see liquidity from the co-guarantor. 

I am generally in camp "seldom sell", but in this case my vote is to liquidate.

I'm in a position with some equity and liquidity to start building my investment portfolio.

These  are long, long term investments not no fly by night ETF with liquidity or a REIT with quarterly liquidity.

Can run thousands.And while this isn't an "out of pocket" typically you will need some personal liquidity and net worth to secure loans.  

Ask the title company or closing attorney.I would think that trying to move the ownership out of the inherited IRA or change the deed might be considered liquidating the IRA and trigger taxes.