You can buy a single-family investment home in need of work with what you have available.

I have been targeting attorneys to no avail.

Sponsor history is available in detail along with everything you could imagine to perform good due diligence on a deal.Fees up front are an issue.   

I’m starting by using the resources available in this forum and educating myself on finding, analyzing, and financing deals. 

FYI I do have plenty of reserves for my other units already, but would like to keep each property separate.My question is, where should I draw funds from to pay the least amount in penalties, taxes, loan interest, etc. from the following sources I have available:- 20 year 401k loan for a property- Sell a piece of my stock portfolio at 15% capital gains tax- Take a HELOC against an existing property- Private money loan from a trusted partner I have worked with beforeAlternatively, I could pool the reserves for all my properties to ensure I can cover anything immediate and know that I could always sell off a piece of my stock portfolio if needed and have the funds within 3 business days or set up a HELOC and only draw from it if needed.Appreciate any thoughts or what you have done in the past.

Anything less that 5 years is very risky unless you have cash available to buy the property on a moment's notice. 

At the moment, our data is only available for Philadelphia.

This worked out to just under 4 months of available listing inventory in both the greater metro and the city itself.

Trying to find out if there just isn’t the demand, or so much demand that the available units are rented so they don’t show up.

You LP lost everything.Other ways, poor property management team isn't managing property well, and syndicator bought in tertiary market with only one or two managers available and no way to self manage.