I hope this is a help and if you need any help with financing options feel free to DM me.

If you ever need insights on financing options for rental properties, including DSCR loans to scale your portfolio, I’d be happy to help.

I want to make sure I'm not missing something.I can withdraw penalty free from prior Roth contributions and 5+ year old conversions, an inherited tradtional IRA, an HSA with prior medical receipts, among several other options.

To maximize your investment, use financing options like FHA or conventional loans, analyze deals based on cash flow and cap rates, and network with local investors through REI meetups and BiggerPockets.Good luck!

Also, I've always wondered why arbitragers don't negotiate an option to buy upfront?

I would like to find a way to generate additional income and am exploring options other than having a long-term roommate.

I do agree with @Jules Aton though, the best option may be to wait and save up for your down payment.

There are plenty of investment opportunities in the Detroit area as well which have the potential to offer immediate value, so I would weigh your options with care. 

Great question - 20% down is the typical down payment for investment properties, regardless if it's a single family, duplex, tri or quad.We have a 15% down option for the same type of loan.

Another option is to estimate value based on potential income and market cap rates, which can give you an investor’s perspective.