Is there a way to utilize part of my Traditional IRA funds as a down payment on a SFH investment property without being penalized? 

There are a few good management companies in Memphis. 

Title company started title search and while waiting for results (we knew there were multiple liens that would be paid from proceeds at closing), I paid off property taxes so foreclosure was stopped after seller signed the warranty deed over to me in front of a notary.

Unless there are extremely favorable seller finance options.  

I figured there might be some benefit on interest rates for the 25% or 30% down. 

This was a labor of love and there were so many unique and challenging aspects to the flip.

There does not appear to be any way to reduce your expenses.

Though the rental we’re currently in I feel is a great opportunity as it’s in a great area and there may be the possibility to suggest a rent to own. 

Since I am out of state, I can't go there and talk to her and shes not responding to my calls or texts.

Ashley thinks she should get into CRE - clearly there is a MAJOR need for honest people that work in good faith.