I told her because of the due on sale issue, this approach could get messy even though most people say banks rarely call the loan due if it's performing. 

i.e. get 4 or so properties in the LLC and then they will put one mortgage on all of the properties (combining the collateral).  

If I combine funds from my Roth with others to make a down payment, can I still get some tax benefits?

Our combined profit last year was only $23,000. 

@glenn yes i picked up 4 houses last year and a 4plex. combined appraisals of them are 635k. with 316k in loans against them.  

Some banks will only allow 75%, some may allow up to 90% for a primary residence but that is becoming more and more rare. 

It is extremely rare for fair housing to be a issue for a hobby landlords as the enforcement is rare to non existent under your circumstances.

I know being debt free other than real estate sure feels good, this coming from a guy who's student loans combined with wife were 200k at one point (Doctorate for me and a Masters for her).

I rarely post (and thus look like I'm not on the forums), but I'm constantly reading and learning.  

You're a flipper, wholesaler, agent, landlord (even if you hire someone to manage), note investor, or a combination of the above.