Can I use this for the 20 percent  down payment for a real estate investment loan on a deal I'm looking to buy.

Take advantage of the low down payment and interest rates on an owner occupied mortgage.As far as the IRAs - they could be rolled over into a self-directed Roth where you have more flexibility to invest in notes or hard money loans.

Also, the minimum down payment you need on a conventional investment property is 15%...however, not every bank follows that rule either.  

You tell them they must vacate and do no damage then you will not take legal action against them (I call this the easy option) and you will then either allow them to use their deposit against what they owe you and/or set up a "promissory note" payment plan - which is enforceable by law. 

You'll also want to be sure you're making estimated payments then as well since your employer will likely only withhold taxes for federal and California.

I made the last rent payment after she passed away.

A lot more stressful when you have a vacancy and you still have to make mortgage payments....sometimes it plays on our emotions and doesn't allow us to make good decisions on tenants and other things.Good luck!

If I can take a new FHA loan, will I only need to put down 3.5% to buy the new home (I would use the home equity loan for down payment)?

The goal is to add me to the title, I start making payments on the property for six months (seasoning period). 

If they miss rent payments what do you do?