They moved in put down $6k and now the property positive cashflows $650/mo.  

Plus, put the tiles all the way to the window with caulk being the only thing between the window and tiles. 

That puts Jay in a M2M situation.

So I get out the ironing board to put my husband's suitcase on. 

I agree with @Joe Zinger and @John Johnson, roll your funds into a self directed IRA - which can take the form of a SEP IRA, a Roth IRA or a solo 401(k) - and avoid tax exposure.I also think that @Paul Civitello made a crucial point but didn't emphasis it, and that is this:You can purchase a property with self directed IRA funds, tax free, earn a profit, and put that profit, along with the initial capital, straight back in to your self directed IRA, all TAX FREE!!

He puts the deal together. 

Current partnership for one Single Family is approx 50k down payment, 10k partnership/management fee, 10k put in bank account for operating expenses.

Lake City is a rural area where families will purchase a piece of land then put several mobile homes on it so they can be close together.

We are still in the place but if I want to tap into the equity I could or when I sell I'll have a nice chunk to put towards other things.

Putting my skin in the GAME!