Found a local company that allowed 401K/IRA's to be rolled into one of their real estate investment funds.

However, generating capital gains from stocks CAN raise the total income above $150k and block the $25k.

Large renovation completed raising the value of the home substantially.

An option may be to roll active 401k funds to an IRA and look at using a self directed IRA to buy the property.

Thank you Rahul,Delayed financing requires two closings, but it gives you the bargaining leverage of cash purchases while recovering a bulk of your initial capital and providing funding for the rehab. 

Having a little bit of a emergency fund is important.

We are under contract for our first out of state investment property, a triplex (three 2BR/1BA units) in Cleveland that will need some TLC if we want to raise the rent to market rates.

The other owners would sell you their shares for the value you agree on, and the loan funding (your new debt) would be their proceeds.

As a landlord, I do have to set aside a quite substantial reserve amount for capital expenditures, and it would be great if there is a way to have those funds counted as a deductible expense. 

Want to purchase my next preperty (SFH, Multifamily) with creative financing, due to lack of down payment funds required (and the market now is tough).