We spent money on the inspector, the appraiser, and the lawyer.

If you could find a duplex property (or a single family house that could be turned into a duplex--check any HOA restrictions first), or a "fixer upper" to live in, that could be a better use of the equity you have in the rental house.If you run the numbers and decide it makes sense to sell the rental house (check with your accountant, figure out closing costs to selling and buying) then you'll possibly have more money to put towards a primary residence.You may want to check the neighborhoods that fall in the school district you want to stay in and look in "under appreciated" areas...maybe not the A class neighborhoods, but ones that have potential of becoming "improved".While I understand your desire to stay in a particular school district, it's not the end of the world to consider other districts if they will allow you to build real estate/family wealth that will put your entire family tree in a better position."

Well worth the money.

It saves your previous calculations and I update mine as things change and I want to re-analyze a property.

Stay away from the lower income areas, typically we see properties more distressed, more challenging situations with tenants and late payments etc, we manage around 400 units and from experience its worth spending a little more money to be in a better part of town with more qualified tenants.

Spending money is not the same as having losses.

if so, what would be the best way to get the money to fund this without having to do partnerships?

I am re-reading 'The book on Rental Property Investing' by Brandon Turner then going to re-read 'The Book on Investing In Real Estate with No (and Low) Money down' by Brandon Turner and 'Buy, Rehab, Rent, Refinance, Repeat' by David Greene. 

I’m currently have all my money in a live in flip but see opportunities all the time.

We spent money on the inspector, the appraiser, and the lawyer.